My mortgage company has suggested a law firm on their panel based in Moss Nook but I would rather use a conveyancing lawyer in Moss Nook round the corner to me. Can you assist?
Not all Moss Nook conveyancing solicitors are on all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to choose a Moss Nook conveyancing solicitor on the on the bank panel.
We were going to get a AIP from Barclays this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Moss Nook solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Moss Nook solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Moss Nook property lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
It is not clear whether my lender requires a lease extension. I have called into my local Moss Nook bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Moss Nook conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend based on their specific requirements. Who do I believe?
As long as the conveyancer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have a semi-detached Edwardian house in Moss Nook. Conveyancing lawyer represented me and Barnsley Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Moss Nook and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the work.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Moss Nook is where the house is located. What do you suggest?
Flying freeholds in Moss Nook are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Moss Nook you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Moss Nook may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We're FTB’s - had an offer accepted, but the selling agent informed us that the vendor will only go ahead if we instruct the agent's preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Moss Nook
We suspect that the owner is not behind this request. Should the vendor require ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are serious purchasers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Moss Nook conveyancing lawyers - not the ones that will provide the negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by senior management.
Do I stop my mortgage payments with Clydesdale as soon as a completion date for my home sale in Moss Nook has been agreed?
You would be well advised to maintain paying any mortgage payments to Clydesdale until the mortgage is discharged out of the proceeds of sale as part of your Moss Nook conveyancing.