It has come to my attention via my IFA that my Shrivenham lawyer is not on the mortgage company Solicitor panel. How can I be sure whether this is correct?
Your first step should be to call your Shrivenham lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I had intended to instruct a property lawyer in Shrivenham for our house purchase. Our financial adviser informed us that our mortgage company Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?
Mortgage Companies in the main imposes restrictions either the category or the volume of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have decided to limit the number of solicitor practices they use to represent them. You should note that Birmingham Midshires have no responsibility for the quality of advice provided by any member of Birmingham Midshires Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there remains differing opinions concerning the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Shrivenham only carry out one or two conveyances a year.
I'm the sole beneficiary of my late father’s will and I have everything in my name alone, including the house in Shrivenham. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the house in November. Do I have to wait 6 months to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view banks take of it, depend on the bank as this requirement primarily exists to identify subsales or the flipping of properties.
Does a directory service exist listing Nottingham panel conveyancers in Shrivenham on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings visible online. If you are in need of a Shrivenham conveyancing practitioner on the Nottingham please use our facility.
I have paid off my mortgage with TSB. I assume I don't need a Shrivenham conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am downsizing from my property. My previous solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Shrivenham if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Shrivenham. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Are there any compelling benefits to instructing a local conveyancer in Shrivenham
Plenty of house movers in Shrivenham decide on using a nearby high street conveyancing practitioner so that they can pop into the firm’s offices just in case they have questions, and to deliver mortgage deeds without using the Royal Mail.
Some would argue that there exists a marginal advantage when selecting a conveyancing practitioner local to a house you are purchasing, due to the knowledge of the locality and potential local concerns - but this is moot. Most conveyancers are now via the web and may be anywhere in the world.