We wanted to use a conveyancing solicitor in Saltney for our home move. Our financial adviser has since notified us that our mortgage lenders The Royal Bank of Scotland won't deal with them. Surely this is unfair competition?
Banks in the main restrict either the category or the volume of conveyancing practices on their member panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have decided to limit the number of firms they allow to act for them. Be aware that The Royal Bank of Scotland have no responsibility for the quality of advice provided by any member of The Royal Bank of Scotland Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there remains differing views about the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Saltney only conduct a couple conveyances per annum.
My wife and I purchasing a end of terrace house in Saltney. Our aim is to an extension at the rear at the house.Will the conveyancing process involve enquiries to see if these alterations are prohibited?
Your conveyancer should check the registered title as conveyancing in Saltney can sometimes reveal restrictions in the title deeds which prohibit categories of works or require the permission of another owner. Many extensions need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I am purchasing a property in Saltney. One unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Santander your lawyer must comply with the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to Santander where a lease fails to comply with these specifications. The requirements relate to the installation of panels on properties nationwide and is not restricted to Saltney.
I have paid off my mortgage with Aldermore. I assume I don't need a Saltney 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
About to purchase a new build apartment in Saltney. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Saltney
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Saltney is the location of the property. Can you offer any opinion?
Flying freeholds in Saltney are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Saltney you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saltney may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am using a search engine for the phrase conveyancing in Saltney it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the right conveyancing solicitor for me?
The preferential method of finding a suitable conveyancer is through a personal referral, so ask colleagues and those you trust who have acquired a property in Saltney or the local estate agent or mortgage broker. Charges for conveyancing in Saltney vary, so it's sensible to obtain a minimum of four quotes from different companies. Make sure that you clarify that the fees are fixed.
What is the distinction between surveying and conveyancing in Saltney?
Conveyancing - in Saltney or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to fix the problems prior to you move in.