We are intending to buy a 3 bedroom apartment in Barton le Willows with a mortgage. We have a Barton le Willows conveyancer, however the mortgage company says she’s not on their "panel". It appears that we have little option but to use one of the lender panel firms or retain our Barton le Willows solicitor as well as pay for one of their panel ones to represent them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Barton le Willows conveyancing lawyer to apply to be on the conveyancing panel.
My grandmother passed away last year and as sole heir and executor I was left the house in Barton le Willows. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?
If you intend to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.
I am helping my aunt sell her property in Barton le Willows. Will the solicitor order the energy performance certificate or should I organise this?
Following the demise of Home Packs, energy performance certificates was maintained a mandatory part of moving property. An EPC needs to be commissioned before the property is marketed. This is not something that conveyancers ordinarily organise. If you are instructing a Barton le Willows conveyancing lawyer they may be able to arrange EPC’s due to their contacts with long established Barton le Willows energy assessors
We are planning to move property in February. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you recommend a removal company in Barton le Willows. Conveyancing solicitor was found before I stumbled across this page.
On the day of completion you will need to collect the keys from the selling agent however this should only occur once the previous owners lawyers advise the agent that the monies to complete are in and the keys can be handed over. Subsequently you should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you find a residential property solicitor in Barton le Willows or a firm with expertise in conveyancing in Barton le Willows.
Our sealed bid on a house in Barton le Willows has been accepted, the vendors do however have a dependent purchase. The sellers have offered on on an apartment, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have chosen a high street conveyancing solicitor in Barton le Willows. What do I do now? At what point should I apply for the mortgage with TSB?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Barton le Willows conveyancing search fees, etc). First, you should ensure that your property lawyer is on the TSB approved list. Regarding the subsequent phase this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. In a rising market some buyers would apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they pay their conveyancer to move forward with searches.
Me and my brother have a renovated Edwardian house in Barton le Willows. Conveyancing lawyer acted for me and Bank of Ireland. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Barton le Willows and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
I decided to have a survey carried out on a house in Barton le Willows ahead of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies tend not issue a loan on this type of home.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Barton le Willows. Conveyancing will be smoother if you use a solicitor in Barton le Willows especially if they are accustomed to such properties in Barton le Willows.