My lawyer in North Baddesley is not on the Platform Home Loans Ltd Conveyancing Panel. Is it possible for me to continue with my prefered solicitor even though they are excluded from the Platform Home Loans Ltd list of approved lawyers?
Your options are as follows:
- Carry on with your preferred North Baddesley lawyers but Platform Home Loans Ltd will need to retain a conveyancer on their list of acceptable firms. This will inevitably rack up the total legal fees and result in delays.
- Choose a new lawyer to act in the conveyancing, remembering to check they are Convince your conveyancer to use their best endeavours to join the Platform Home Loans Ltd conveyancing panel
I'm the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in North Baddesley. The North Baddesley property was put into my name in October. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the house in October. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Some banks would take a pragmatic view as this provision is primarily there to pick up on the purchase and immediately sell or the quick reselling of properties.
After weeks of negotiation I have agreed a price on an apartment in North Baddesley. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Shortly after, the lawyer contacted me sheepishly admitting that they were not on the Bank of Ireland 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 Bank of Ireland 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.
I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in North Baddesley is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have todaybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in North Baddesley for a purchase of a freehold house 18 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The quickest way to check if the premises is registered to you, 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 North Baddesley conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. North Baddesley is the location of the property. What do you suggest?
Flying freeholds in North Baddesley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Baddesley you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Baddesley may determine 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 husband and I have AIP from Accord Mortgages Ltd who indicated we could borrow up to £400k. When do we need to appoint a lawyer for conveyancing? North Baddesley is where we are buying.
You can instruct a lawyer now requesting that they open a file for you. This will trigger: 1) the selling agent to issue a Sales Memorandum to the relevant parties 2) the seller’s conveyancer to send out the draft contract. However, do not instruct your property lawyer to order searches until you have your valuation report from Accord Mortgages Ltd and you are happy to move forward.