My brother-in-law has suggested I instruct a conveyancing solicitor in Garston. I I am struggling to find out whether they are accepted on the Godiva Mortgages Ltd conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing to do is phone the lawyer and ask them if they can act for the bank. Otherwise please call Godiva Mortgages Ltd who may be able to help.
I happen to be the sole recipient of my late mum's will with all property in now in my sole name, including the my former home in Garston. The Garston property was put into my name in February. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the property in February. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this clause primarily exists to capture subsales or the wholesaling and assigning of properties.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Garston solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Garston. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £225. A couple of days later, the lawyer contacted me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, no chain conveyancing. Garston is the location of the property. Can you offer any advice?
Flying freeholds in Garston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Garston you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Garston may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am looking into buying my first house which is in Garston and I am already nervous. I couldn't find anything specific about Garston. Conveyancing will be needed in due course but do you know about the Garston area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Garston. In the meantime here are some basic statistics that we found
Do banks and building societies provide you with an approved list of Garston solicitors? How do you know who is on the bank conveyancing panel?
Garston law firm practices and firms conducting conveyancing in Garston themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the lender directly.