Is the fact that my solicitor in Nether Edge is not on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Nether Edge conveyancing practice and ask them why they are no longer on the approved list for your lender.
we are a couple who are buying a purpose built apartment in Nether Edge with a homeloan from Accord Mortgages Ltd.We use our Nether Edge conveyancing practitioner but Accord Mortgages Ltd says he's not listed on their approved list of firms. we are left little option but to use a Accord Mortgages Ltd panel firm or retain our preferred solicitor and fork out for a Accord Mortgages Ltd panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Accord Mortgages Ltd use our lawyer?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that solicitors needs to be on the Accord Mortgages Ltd solicitor 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 lawyer to apply to be on the conveyancing panel for Accord Mortgages Ltd
I purchased a renovated Victorian property in Nether Edge. Conveyancing practitioner represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Chelsea Building Society to clarify?
You should read 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 Nether Edge and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Nether Edge is where the house is located. Can you shed any light on this issue?
Flying freeholds in Nether Edge are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Nether Edge you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nether Edge 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 residence.
I'm remortgaging my current home to a BTL loan with Bank of Ireland and I will use the ballance of the raised equity as a down payment on another property. The neighborhood we are interested in is Nether Edge. Will your lawyers be able to act for the two mortgage companies and tie in the transactions?
Do use our comparison tool on this site to be sure that the solicitors are approved by both mortgage companies. Assuming that they are the conveyancer will be able to tie up the two deals but you should have a chat with you conveyancer and communicate your expectations and needs.
My cousin has recommend that I instruct his lawyers for conveyancing in Nether Edge. Do I take his advice?
There are no two ways about it it’s preferable to find a conveyancing practitioner is to get recommendations from friends or family who have actually previously instructed the solicitor you're considering.