Much to our surprise we have been advised by our financial adviser that my Borth the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?
The first thing you need to do is to contact your Borth lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Borth conveyancing practice that is on the approved list of lawyers for your lender.
My wife and I are in the process of looking at flats in Borth and I am about to put in an offer. Is it best to have my conveyancer on ‘stand by’? I am planning to take a mortgage with Skipton.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are obtaining a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
I have paid off my mortgage with Aldermore. I assume I don't need a Borth property lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I have instructed a Borth property lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Borth postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Borth.
What does a local search tell me regarding the property my wife and I buying in Borth?
Borth conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search plays an important part in most Borth conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Have completed on a a detached house in Borth , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Borth conveyancing solicitor works at snail pace, so I want to be certain the registration is dealt with.
As far as conveyancing in Borth registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. At present in the region of three quarters of such applications are fully addressed within two weeks but some can be subject to protracted hold-ups. Historically registration is effected once the new owner is living at the premises so registration formalities is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.
I have selected a Borth conveyancing solicitor for our home move (first time buyers) and have noticed in the engagement letter that they are not governed by the Financial Conduct Authority. Should I be concerned or is that usually the case with conveyancing practitioner?
We can't see why they should be. Most lawyer don't lend money. They should be governed by the Solicitors Regulation Authority, who set strict obligations regulating funds deposited by them.