It has come to my attention via my lender that my Wrington solicitor is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to call your Wrington conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Wrington. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
We previously chose solicitors with offices in Wrington on the Santander solicitor panel. They are now charging me an additional sum for dealing with the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. The charge is not set by Santander but by your Wrington lawyer. Plenty of firms on the Santander panel will charge an ‘acting for lender’ fee and others do not.
We have agreed to purchase a house in Wrington. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Skipton your lawyer must comply with the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to Skipton where a lease does not meet these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Wrington.
I was told four weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Wrington is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their PI Insurance.
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 Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my home are lost. The conveyancers who dealt with the conveyancing in Wrington 4 years ago are no longer around. What are my next steps?
You no longer need to hold title official documentation to establish that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I opted to have a survey carried out on a property in Wrington prior to retaining conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders may refuse to grant a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wrington. Conveyancing will be smoother if you use a solicitor in Wrington especially if they are familiar with such properties in Wrington.
Given that I am about to part with hundreds of thousands of pounds on a terraced house in Wrington I wish to have a conversation with the solicitor regarding thetransaction prior to appointing the firm. Can this be arranged?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you first talking to the conveyancer who will be conducting your property ownership legalities in Wrington.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Wrington should be the figure that you are charged.