My husband and I are purchasing a 1 bedroom flat in Rothwell with a mortgage. We have a Rothwell solicitor, but the mortgage company says she’s not on their "panel". It seems we have little choice but to select one of the lender panel conveyancing practices or retain our Rothwell conveyancing practitioner as well as pay for one of their panel ones to represent them. We consider that this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing 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 Rothwell conveyancing lawyer to apply to be on the conveyancing panel.
We are getting the release of further monies on our mortgage from Kent Reliance as we wish to carry out a loft conversion to our house in Rothwell. Are we obliged to select a local Rothwell solicitor on the Kent Reliance conveyancing panel to handle the paperwork?
Kent Reliance don't usually require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
I have a mortgage with Principality for my property in Rothwell. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
Principality must be informed of your intention before letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel firm.
I was told four weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Rothwell is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who conducted the conveyancing in Rothwell 5 years ago no longer exist. What are my options?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware precisely where to look for all the appropriate documentation so you may buy or sell your house without any difficulty. Where copies are not available, your conveyancer can arrange cover in the form of insurance or indemnities against future claims on the premises.
Due to the guidance of my in-laws I had a survey completed on a house in Rothwell before retaining lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders will not grant a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rothwell. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm converting the mortgage on my primary property to a BTL mortgage with Godiva Mortgages Ltd and intend to use the remaining equity as a deposit on a second property. The neighborhood we are talking about is Rothwell. Will your lawyers be able to act for both sets of mortgage companies and link together the conveyances?
Do use our comparison tool on this page to be sure that the solicitors are on the appropriate lender panels. On the basis that they are the conveyancer will be able to connect the two conveyancing matters but you should talk with you lawyer and specify your expectations and requirements.
Last June I purchased a leasehold flat in Rothwell. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Rothwell Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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Is anyone aware of any major works in the planning that will likely add a premium to the service fees? Does the lease contain onerous restrictions?