I can't travel far from Rawdon. Please spell out why all Rawdon lawyers are not on all lender panels?
Banks ordinarily restrict either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that a practice needs to have two or more partners. In addition to restricting the type of firm, some have decided to reduce the number of firms they use to represent them. It is worth noting that mortgage companies have no responsibility for the standard of service given by any Rawdon lawyer on their panel. Property fraud was the main trigger for the culling of conveyancing panels a few years ago notwithstanding that there are differing points of view concerning the extent of solicitor involvement in some of that fraud. Data via HMLR indicates that thousands of conveyancing organisations only carry out one or two conveyances a year. Those vindicating conveyancing panel cuts ask why law firms deserve claim to be listed on a conveyancing panel when clearly property law is not their primary expertise?
My grandfather passed away six months ago and as sole heir and executor I was left the property in Rawdon. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Rawdon solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase maisonette in Rawdon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rawdon conveyancer is on the Kent Reliance conveyancing panel.
At last I have had an offer on a maisonette in Rawdon accepted, but there is a chain. The vendors have offered on a property, but it’s not been accepted yet, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Rawdon. What do I do now? When do I get the mortgage application with Clydesdale started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then survey, Rawdon conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Clydesdale conveyancing panel. Concerning the subsequent steps this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. During a rising market some buyers will apply for a home loan with Clydesdale and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with the conveyancing in Rawdon.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Rawdon?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Rawdon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been recommended by three or four local selling agents in Rawdon to get a quote from a property lawyer on your site. What’s the financial inducement for Estate Agents to market your site over and above another?
We don’t give any referral fee for directing people our way. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I require the services of a mortgage company panel solicitor in Rawdon. Could you help me?
It is not clear why you need a Rawdon panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Rawdon are on their panel . If you do find such a firm in Rawdon not listed please direct them to our site to list. After all the cost is only one £1 a month