I am obtaining a offer of a home loan from Santander. I hope to instruct a Licensed Conveyancer in Bagillt. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My grandfather passed away last year and as sole heir and executor I was left the house in Bagillt. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS 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 Yorkshire BS 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
I opted to have a survey done on a house in Bagillt prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend not issue a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bagillt. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bagillt to see if the conveyancing will be more expensive.
Taking into account that I am about to part with over three hundred thousand on a two bedroom apartment in Bagillt I would like to talk to a solicitor regarding thehouse move before instructing the firm. Can this be arranged?
Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your property ownership legalities in Bagillt.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Bagillt should be the amount on the final invoice that you are charged.
My husband and I are acquiring a 2 bedroom flat in Bagillt. When we first instructed conveyancing practitioner, we were told they were on all mainstream bank panels. Our mortgage broker emailed today to advise that they are not on the Bank of Ireland approved list. Were it to be true, what should we do? Do we simply find a different lawyer that is on their approved list or should we cover the costs for separate representation, with Bank of Ireland appointing their own approved solicitor.
If you are acquiring a property requiring a mortgage it is usual for the buyer’s lawyers to also act for the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to meet. Some lenders now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should call Bank of Ireland 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 don't have to instruct a firm on Bank of Ireland's conveyancing panel as you are at liberty to use your preferred Bagillt lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the equation.