My IFA has requested my Saltash solicitor’s panel reference for the Nationwide conveyancing panel. Can you suggest how I obtain this. I have contacted my local Saltash office but they cant find it on their system.
The sensible thing to do is ask for this information from your Saltash conveyancer . Most Saltash law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
How up to date is your database of Saltash solicitors on the Lloyds conveyancing panel? Do Lloyds send you an updated list?
Saltash conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
When it comes to mortgage companies such as Skipton, do Saltash property lawyers incur a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Saltash property lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Saltash. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Should our lawyer be asking questions concerning flooding during the conveyancing in Saltash.
Flooding is a growing risk for solicitors specialising in conveyancing in Saltash. Some people will buy a property in Saltash, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or by their lawyers which will give them a better appreciation of the risks in Saltash. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover whether the premises has historically flooded. If flooding has previously occurred which is not disclosed by the vendor, then a buyer may commence a compensation claim resulting from an incorrect answer. The buyer’s solicitors may also carry out an environmental search. This should higlight whether there is any known flood risk. If so, further inquiries will need to be made.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Saltash I like with open areas and station in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Saltash in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
What advice do you have for searching for cost effective conveyancing in Saltash?
Option 1 is to ask your friends and family who they used in the past and if they were happy with the service. Second, search the web for conveyancing in Saltash. Call a couple or more firms from the list and ask them to email you their conveyancing estimate and speak to the lawyer who will handle your conveyancing before you commit. Third is to use our search tool to assist you in finding the right lawyers taking into account your unique requirements including location,speed, complexity and who the proposed mortgage company is.Resist the temptation to appoint £99 conveyancing solicitors in Saltash