I'm in the process of switching my current homeowner home loan to a Buy to Let Bank of Scotland mortgage. I was told by my mortgage that I need a conveyancer as part of the process. I had a chat my former Mold conveyancing practitioner who who conducted the conveyancing when I initially bought the premises. The fee calculation sent of £470 has shocked me as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The charges are a tad high. Where you are prepared to invest time contrasting charges you may be able to shave off some of the cost by say £125. On the other hand, providing that you were satisfied with the legal work the firm provided you couldcome to rue opting for an an unknown solicitor. Remember to enquire the solicitor can also act for Bank of Scotland. You can employ our search tool to select a Mold conveyancing firm on the Bank of Scotland conveyancing panel, which can often include conveyancing solicitors in Mold.
Our conveyancer has discovered a a problem with the lease for the apartment we are buying in Mold. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer says that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
I have justdiscovered that Wolstenholmes have closed. They conducted my conveyancing in Mold for a purchase of a leasehold apartment 12 months ago. How can I check that my home is in my name in the name of the former proprietor?
The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mold conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Mold is the location of the property. Is there any guidance you can give?
Flying freeholds in Mold are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Mold you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mold 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 residence.
My partner has encouraged me to instruct his conveyancing solicitors in Mold. Do I take his recommendation?
Much as we are happy to recommend a Mold conveyancing lawyer the best way to find a conveyancing solicitor is to have recommendations from friends or relatives who have used the firm you're considering.