We are purchasing a 3 bedroom flat in Swadlincote with a mortgage. We have a Swadlincote conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Swadlincote conveyancing practitioner as well as pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer 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 Swadlincote conveyancing solicitor to apply to be on the conveyancing panel.
My husband and I are approaching an exchange on a house in Swadlincote and my parents have transferred the exchange deposit to my solicitor. I am now advised that as the deposit has not arrived from me my property lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender concerning my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
The property lawyer is duty bound to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Having sold my house in Swadlincote last May but our buyer keeps whats apping me complaining that his conveyancer needs to hear from mylawyer. What are the post completion sale legalities now that I have sold?
Following your disposal your lawyer is obliged to forward the transfer deeds and all additional paperwork to the buyer’s solicitors. If applicable, your lawyer should also evidence that the mortgage has been paid off to the purchasers solicitors. There are no post completion requirements specific conveyancing in Swadlincote.
My father informed me that in purchasing a property in Swadlincote there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Swadlincote which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Swadlincote should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are planning to move house in May. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Swadlincote. Conveyancing solicitor was found prior to coming across your page.
On the afternoon of completion you will need to collect the keys from the selling agent however this should only take place once the sellers conveyancers advise the agent that they have the completion monies and the keys can be passed over. You should advise the removal company that they can start moving you in. We are not in a position to suggest a specific removal company but can assist you in finding a residential property solicitor in Swadlincote or a legal practice with expertise in conveyancing in Swadlincote.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Swadlincote lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial property in Swadlincote?
Its becoming the norm that commercial conveyancing solicitors in Swadlincote will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Swadlincote. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Swadlincote.
For each commercial conveyancing transaction in Swadlincote it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Swadlincote commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Swadlincote.
As co-executor for the will of my uncle I am selling a residence in Swansea but live in Swadlincote. My lawyer (who is 260 kilometers awayrequires that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Swadlincote to attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Swadlincote based