I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to use a Whimple based conveyancing firm?
You should check but the chances are that allocate you one of their panel solicitors should you want the "fee-free" deal. Call the mortgage company and see if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Whimple.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Whimple conveyancing practitioner on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
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
I had an offer accepted on a property in Whimple on 9/7/2025, valuation was booked 2 days after, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have finally had an offer on a maisonette in Whimple accepted, the sellers do nevertheless have a connected purchase. The vendors have offered on a property, but it’s not been accepted yet, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Whimple. What do I do now? When should I get the mortgage application with Bank of Ireland going?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Whimple conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Bank of Ireland approved list. Regarding the next phase this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. During a hot market many buyers will apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they request their solicitor to press on with the conveyancing in Whimple.
I am buying a house and the conveyancer has raised the issue of Chancel Repair to which the property could be obligated to contribute to given it’s proximity to the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Whimple
Unless a prior purchase of the premises completed after 12 October 2013 you can assume that lawyers conducting conveyancing in Whimple to continue to suggest a chancel search and or insurance against a claim.
I'm buying a new build house in Whimple benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not reveal to my solicitor about this side-deal as it would affect my mortgage with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.
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.
My husband and I are 17 days into a leasehold purchase having been recommend to a firm by the selling agent to do our conveyancing in Whimple. I am am extremely dissatisfied with the quality of service. Could you you assist me in finding new solicitors?
They would need to be really bad to suggest changing them. Has the mortgage been issued? If so you need to make them aware of the new lawyer and get the offer are re-sent. Your new conveyancer needs to be on the banks panel to avoid escalating charges and frustration. That should be your first question of the new conveyancers. Our find a solicitor tool will help you find a lender approved solicitor for your conveyancing in Whimple
I only have 62 years remaining on my lease in Whimple. I now want to extend my lease but my landlord is missing. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the freeholder. For most situations an enquiry agent would be useful to carry out a search and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Whimple.
Leasehold Conveyancing in Whimple - A selection of Queries before buying
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Please inform me if there are any major works anticipated that could add a premium to the maintenance charges? How many years are left on the lease? Best to be warned whether fixing the lift or some other major work is due shortly that will be shared between the tenants and will dramatically impact the level of the maintenance costs or result in a specific payment.