I plan on buying residence in Waltham Forest. My Solicitor is not listed on the bank approved panel. Am I still permitted to use my Waltham Forest conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
You must instruct a solicitor to deal with the legal work required if you take out a mortgage to buy your home. They will conduct all the necessary investigations on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is in order. One may appoint a Waltham Forest lawyer of your choosing. However, if the property lawyer appointed is not on the bank approved list further charges will be incurred as separate legal representation will be need by the bank. Lender panel applications may be submitted, so where your solicitor has not in the past sought membership they should do so.
Does a directory service exist listing TSB panel solicitors in Waltham Forest on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings open the public online. If you are looking for a Waltham Forest property lawyer on the TSB please make the most of our tool.
We have agreed to purchase a house in Waltham Forest. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must check the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to TSB where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not restricted to Waltham Forest.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Waltham Forest property lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am close to exchanging contracts on the sale of our property in Waltham Forest and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Waltham Forest lawyer would know this is not the case. It does beg the question why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Waltham Forest. We have lived in Waltham Forest for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I have a terraced Edwardian property in Waltham Forest. Conveyancing practitioner acted for me and Birmingham Midshires. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching property. Is it worth asking Birmingham Midshires to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Waltham Forest and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
I'm purchasing my first flat in Waltham Forest with a mortgage from Lloyds TSB Bank. The developers refused to move on the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my lawyer about the extras as it may put at risk my mortgage with the lender. Is this normal?.
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 UK Finance website. UK Finance 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.
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