My fiance and I are hoping to buy a house in Aldeburgh and are in fact using a Aldeburgh conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Bank of Ireland have this morning contacted us to inform me that there is now an issue as our Aldeburgh conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Aldeburgh solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My bank has recommended solicitors on their panel based in Aldeburgh but I would rather instruct a conveyancing lawyer in Aldeburgh round the corner to me. Can you assist?
The minority of Aldeburgh conveyancing solicitors are approved and listed on all banks conveyancing panel. Use the above search tool to identify a Aldeburgh conveyancing solicitor on the on the mortgage company panel.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Aldeburgh. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Aldeburgh?
On the day of completion you do not need to go to the conveyancers office in Aldeburgh. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
My wife and I purchasing a victorian detached house in Aldeburgh. The intention is to an extension at the rear at the property.Will legal conveyancing on the property include investigations to determine if these works are permitted?
Your solicitor will review the deeds as conveyancing in Aldeburgh will sometimes identify restrictions in the title documents which prohibit certain alterations or require the consent of another owner. Some works need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
We were going to get a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Aldeburgh solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Aldeburgh solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
3 months have gone by following my purchase conveyancing in Aldeburgh completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. 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 residence 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 converting the mortgage on my primary home to a buy to let mortgage with Clydesdale and intend to use the remaining equity as a down payment on a second property. The location we are talking about is Aldeburgh. Will your solicitors be able to act for both sets of lenders and tie in the two deals?
Do use our comparison tool on this site to ensure that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to connect the two conveyancing matters but you should have a chat with you lawyer and specify your expectations and needs.