I can't travel far from Rhosneigr. Can you please explain the reason why all Rhosneigr conveyancing practitioners aren't automatically on all lender panels?
Even though it may seem unfair for mortgage companies to restrict who can act for them, from the public’s or conveyancer’s point of view, the flip side is that mortgage companies are increasingly anxious and consider it necessary to protect them against mortgage fraud. As a result of this concern mortgage companies are limiting their conveyancing panel to a manageable size.
Do banks and building societies provide you with an approved list of Rhosneigr conveyancing solicitors? How do you know who is on the Principality conveyancing panel?
Rhosneigr conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
We previously instructed conveyancers locally in Rhosneigr on the Skipton solicitor panel. They have just invoiced me a separate sum for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor is entitled to charge a fee for this. The charge is not set by Skipton but by your Rhosneigr lawyer. Numerous firms on the Skipton panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.
My fiancee and I are at the point of looking at apartments in Rhosneigr and I am about to put in an offer. Should I already have a property lawyer in place at this stage? I will be getting a mortgage with HSBC.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Rhosneigr conveyancing practitioner on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
My wife and I own a semi-detached Edwardian property in Rhosneigr. Conveyancing practitioner acted for me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rhosneigr and other areas of 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 purchasers. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.
I have been recommended by numerous selling agents in Rhosneigr to locate a solicitor using your seach tool. What’s the financial upside for Estate Agents to market your site over and above alternative conveyancing organisations?
We don’t give any referral fee for sending work to this site. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
How does one as executor remove a deceased person's details from the title register for a property in Rhosneigr?
Where a Rhosneigr property is jointly owned and one of the owners passes away, the name will not immediately be removed from the title deeds. You are not required to remove their name as in the event of a disposal your lawyer would just need to supply proof why the co owner is not a party to the conveyance, such as the probate documents.
With the aim of making the sale conveyancing simpler for the sale of the property you may apply to have the deceased party erased from the title by applying to the land registry with proof of the death. There is no fee from the Registry for this service.