Our solicitor has uncovered a defect with the lease for the property we are buying in Thornbury. The other side have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer says that he must check that the bank is content with this solution. Who is the client here, us or the mortgage company ?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the bank are the client. These conveyancing instructions must be adhered to.
My lawyer in Thornbury is not on the Clydesdale Solicitor Panel. Can I still continue with my prefered solicitor even though they are excluded from the Clydesdale list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Thornbury lawyers but Clydesdale will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing fees as well as result in delays.
- Find an alternative lawyer to act in the purchase, obviously checking they are on the Clydesdale panel
Is it the case that all Thornbury solicitor practices on the HSBC conveyancing panel are governed by the SRA?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
My husband and I are in the process of viewing flats in Thornbury and I am now considering a potential offer. Is it sensible to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Santander.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Thornbury solicitor on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
A friend recommended that if I am buying in Thornbury I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Thornbury conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Thornbury around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Thornbury Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Thornbury.
How does conveyancing in Thornbury differ for new build properties?
Most buyers of new build or newly converted property in Thornbury come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is finished. This is because developers in Thornbury usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Thornbury or who has acted in the same development.
I am hoping to sell a garage which is on a separate legal title with the land registry asking for 20,000 or so, to clear debts. There is a mortgage with Co-operative. Please can you recommend an inexpensive property lawyer as the usual £600-£700 diminishes the return somewhat. Although I live in Thornbury I dont need to instruct a Thornbury conveyancer.
LenderPanel.com is limited to being a directory service for conveyancing practitioners who want to be listed as being on the approved conveyancing panel for Co-operative in certain locations for instance Thornbury . Our intention is not to recommend any particular conveyancing practitioner.