I have given 8 weeks notice to my current landlord and have to be out of my let out flat in Silverdale by the end of next month. Conveyancing for my house purchase has just started. How realistic is it to complete in a couple of weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to provide notice on a rental until your lawyer suggests that you should. Assuming that you have not previously done so, contact to your conveyancer and ask them to they apply pressure on the sellers solicitors, try to get a realistic time scale from them that everyone will work towards
My fiance and I are purchasing a newly converted apartment in Silverdale with a residential mortgage from Nottingham Building Society.We would like to retain our Silverdale conveyancing solicitor but Nottingham Building Society informed us his firm is not on their approved list of member firms. We have to appoint a Nottingham Building Society panel firm or keep our local solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Nottingham Building Society use our lawyer?
No, not really. The home loan offered to you contains various provisions, a common one being that conveyancers needs to be on the Nottingham Building Society approved list. in the past, 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 solicitors to apply to be on the conveyancing panel for Nottingham Building Society
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Silverdale conveyancing practitioner on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Silverdale. I have a mortgage offer with Santander. 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I am selling my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being a right pain. The Silverdale solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The deeds to our house can not be found. The solicitors who dealt with the conveyancing in Silverdale 4 years ago are no longer around. What do I do?
As long as you have a registered title the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is possible to execute a search at the Land Registry, find your house and get up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
I am looking for a conveyancing practitioner in Silverdale for my sale. Is there any facility to review a solicitor's complaints history with the legal regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.
Our lawyer in Silverdale is asking me for personal identification documents asserting that this forms part of his obligations as a solicitor on the mortgage company Conveyancing panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Silverdale conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements