I am acquiring residence in Walton Le Dale. My Conveyancer is not on the bank approved list. Is it possible for me to use my Walton Le Dale conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
You have a couple of alternatives open to you here
- Complete the purchase with your chosen Walton Le Dale conveyancing practitioner but your lender will need to retain a conveyancer on their conveyancing panel. The net result is additional charges and likely frustration.
- Get a fresh solicitor to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancer to apply to join the bank panel
My aunt passed away six months ago and as sole heir and executor I was left the house in Walton Le Dale. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
When it comes to mortgage companies such as Barclays, do Walton Le Dale property lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We previously appointed conveyancers based in Walton Le Dale on the Virgin Money solicitor panel. They have just invoiced me a supplemental fee for handling the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. This charge is not set by Virgin Money but by your Walton Le Dale conveyancer. Some firms on the Virgin Money panel will levy ’dealing with mortgage’ fee and others do not.
HSBC have agreed my mortgage in principle, my offer on a property in Walton Le Dale has been accepted, what happens next?
The estate agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Contact HSBC or the financial adviser and finalise any appropriate paperwork. HSBC will instruct a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. HSBC will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Walton Le Dale.
Are there restrictive covenants that are commonly identified during conveyancing in Walton Le Dale?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Walton Le Dale. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been recommended by a few estate agents in Walton Le Dale to locate a conveyancer using your seach tool. Is there a financial upside for Estate Agents to recommend your services over and above another?
We don’t make any financial incentive for sending work to this site. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I need to instruct a conveyancing practitioner in Walton Le Dale for my home move. Is it possible to see a firm’s record with the legal regulator?
Anyone may search for documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.