We are buying a house and need a conveyancing solicitor in Bridlington who is on the Clydesdale solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Bridlington.
Please explain the implications if my solicitor is expelled from the Virgin Money Solicitor panel ahead of completing my conveyancing in Bridlington?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My uncle pointed out to me me that in buying a property in Bridlington there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of anumerous of properties in Bridlington which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Bridlington should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Bridlington conveyancer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
It is unclear whether my bank requires a lease extension. I have called my Bridlington building society branch on numerous occasions and was informed it wasn't a problem and they would lend. My Bridlington conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?
The lawyer must comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
The deeds to my house can not be found. The solicitors who dealt with the conveyancing in Bridlington 4 years ago have long since closed. Will I be able to sell the house?
As long as you have a registered title the information relating to your ownership will be documented by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, identify your house and get up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How easy is it to switch firm as I need to choose a firm on the Aldermore conveyancing list. I instructed a high street conveyancing solicitor in Bridlington five minutes from me but he is not accepted by Aldermore
We will our best to assist in finding you a conveyancing solicitor in Bridlington on the Aldermore panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Bridlington. In making use of search facility on this page, you can contrast charges for conveyancing solicitors in Bridlington and throughout England and Wales.