I am getting a mortgage offer from Lloyds. I intend to enlist the help of a Licensed Conveyancer in Stone Cross. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
We had selected conveyancers with offices in Stone Cross on the Barclays solicitor approved list. They have just invoiced me an additional charge for dealing with the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. The charge is not set by Barclays but by your Stone Cross solicitor. Plenty of firms on the Barclays panel will levy an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
We have a mortgage agreed in principle with Leeds Building Society. Stone Cross conveyancing solicitors have been instructed. How long does it take for Leeds Building Society to issue the offer to the property lawyer?
There is no definitive answer here. Have Leeds Building Society completed the valuation? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Skipton. I assume I don't need a Stone Cross conveyancing practitioner on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
What does a local search inform me about the house my wife and I buying in Stone Cross?
Stone Cross conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search is essential in every Stone Cross conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
As co-executor for the estate of my uncle I am disposing of a residence in Swansea but I am based in Stone Cross. My solicitor (based 200 kilometers from meneeds me to sign a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Stone Cross who can witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are located in Stone Cross
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.