Me and my fiance are purchasing a 1 bedroom flat in Mortimer with a mortgage. We like our Mortimer conveyancer, but the mortgage company advise she’s not on their "panel". It seems we have no choice but to select one of the bank panel solicitors or keep our Mortimer solicitor as well as pay for one of their panel firms to act for them. We feel that this is unjust; can we not demand that the bank use our Mortimer property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Mortimer conveyancing lawyer to apply to be on the conveyancing panel.
Our Mortimer lawyer has spotted a discrepancy between the assumptions in the home valuation report and what is revealed within the title deeds. My solicitor says that he is obliged to check that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s stance correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can your site be used to find a Conveyancing solicitor in Mortimer even where I’m not purchasing or selling a house, for instance if I want to buy an office in Mortimer with a loan from Coventry Building Society?
The service is predominantly utilised to get a quote from residential conveyancing solicitors in Mortimer but we have listed towards the bottom of this page a few Mortimer commercial conveyancing firms. You will need to enquire with the company directly to see if they are also authorised to represent Coventry Building Society
I purchased a renovated Edwardian house in Mortimer. Conveyancing lawyer represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching property. Is it worth asking National Westminster Bank to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mortimer and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.
About to purchase a new build apartment in Mortimer. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Mortimer
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Is it necessary during the course of the conveyancing process to pop into the offices of the bank conveyancing panel solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Mortimer so that I can pop in to their offices if required.
Whereas this was necessary 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Mortimer.