Much to our surprise we have been informed by our mortgage adviser that my Higham Wood the law firm I have appointed is not on the lender Conveyancing panel. What can I do to check?
Your first step should be to call your Higham Wood conveyancer. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
My uncle passed away last year and as sole heir and executor I was left the property in Higham Wood. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.
I recently had an offer agreed on a house in Higham Wood. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Coventry BS 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 Coventry BS 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.
Intending to buy a apartment in Higham Wood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Higham Wood lawyer is on the Nottingham conveyancing panel.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Higham Wood solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. You may wish to consider appointing your own Higham Wood surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Various internet forums that I have come across warn that are the number one cause of hinderance in Higham Wood conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Higham Wood.
Are there any apps to assist me to identify a Higham Wood solicitor on the Yorkshire Building Society conveyancing panel? I have wheels and am happy to travel upto 20miles to meet the solicitor.
You can use the tool on this website. Please select a bank and your location and you will see a number of Higham Wood conveyancing lawyers based on proximity. We have detailed some Higham Wood conveyancing firms at the bottom of this page and you can telephone them to check whether they are on the Yorkshire Building Society member panel