It has come to my attention via my financial adviser that my Redland property lawyer is not on the lender Conveyancing panel. What can I do to be sure if this is correct?
You need to call your Redland conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they may recommend you to a Redland conveyancing firm that is on the approved list of lawyers for your mortgage company.
We see that you have a post code search directory listing solicitors on the Nationwide conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Redland?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Redland.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather use a Redland based conveyancing firm?
You should check but the chances are that allocate you one of their panel conveyancers if you want the "fee-free" incentive. Call the bank and see if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Redland.
Me and my partner are buying a apartment in Redland. I might seem paranoid but how we can trust a lawyer? On completion day we will need to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Can you help - my lawyer advises that defective lease insurance is needed on my purchase. What is the level of cover for Redland conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
I have paid off my mortgage with Santander. I assume I don't need a Redland property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Redland I like with amenity areas and transport links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Redland suitable, so just wondered if I would be making a grave error buying a short lease?
Should you need a home loan the remaining unexpired lease term will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
I need to retain a conveyancing solicitor for some conveyancing in Redland. I have stumble upon a site which seems to have the ideal solution If it is possible to get all formalities done via web that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?