Can you help? My Great Yarmouth solicitor is advising me that she is duty bound toapply for Great Yarmouth conveyancing searches asthe firm are on the Santanderconveyancing panel. Do I not have a choice here?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Great Yarmouth conveyancing searches.
My home in Great Yarmouth is up for sale and I have a buyer. Does the conveyancing practitioner need to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
Is it correct that all Great Yarmouth CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing panel?
It is true that some banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I have decided to exercise my right to buy my property in Great Yarmouth off the council. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I recently had an offer accepted on a house in Great Yarmouth. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £200. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the UBS 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 UBS 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.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Great Yarmouth?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Great Yarmouth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm converting the mortgage on my current property to a buy to let mortgage with Godiva Mortgages Ltd and I will use the rest of the raised equity towards further property. The location we are talking about is Great Yarmouth. Will your solicitors be able to act for the two lenders and link together the conveyances?
Make use of our search tool on this site to check that the lawyers are on the relevant lender panels. Having checked that they are your solicitor will be able to tie up the two conveyancing matters but you should talk with you solicitor and make clear your expectations and needs.