We see that you have a post code search directory listing solicitors on the Virgin Money conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Tottenham Hale?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tottenham Hale.
I have paid off my mortgage with Principality. I assume I don't need a Tottenham Hale property lawyer 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
The mortgage over my property is with Yorkshire BS for my property in Tottenham Hale. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel lawyer.
After what feels like an age I have had an offer on a flat in Tottenham Hale agreed to, but there is a chain. The sellers have offered on on an apartment, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Tottenham Hale. What do I do now? When should I get the mortgage application with TSB started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then survey, Tottenham Hale conveyancing search charges, etc). First, you must ensure that your conveyancer is on the TSB conveyancing panel. Concerning the next phase this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. During a rising market some purchasers will apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they request their property lawyer to move forward with the conveyancing in Tottenham Hale.
It has been four months since my purchase conveyancing in Tottenham Hale concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Tottenham Hale with a mortgage from Bank of Ireland. The sellers would not budge the price so I negotiated 6k of extras instead. The sale representative advised me not inform my solicitor about the deal as it may jeopardize my loan with Bank of Ireland. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been sourcing a conveyancing practitioner in Tottenham Hale for my sale. Is there any facility to check a firm’s record with the legal regulator?
Anyone can review published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.
Myself and my wife have just had an offer accepted on a apartment and had meeting on Wednesday with HSBC for the mortgage. They have informed me that when it comes to appointing a solicitor that if they are not on their approved panel of conveyancers then we will be subject to an a further fee of about two hundred pounds. This is because they would then have to appoint a solicitor to act for them as well as the one we appoint on our behalf and we will be on the hook for their costs. I have asked HSBC to send me with a list so I can seek estimates only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?
Ask HSBC what their panel criteria is for a conveyancer.Then ask the solicitor of your choice whether they fit that criteria and have they acted on mortgages for HSBC in the past. If the answer to those is yes, then just clarify this with HSBC. Another option is to utilise our search tool and we may be able to locate a lawyer in Tottenham Hale on the approved list for HSBC.