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Much to my surprise I have been told by my broker that my the law firm I have appointed is not on the Secure Trust Bank Conveyancing panel. How can I be sure that this is correct?
You need to contact your conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a firm that is on the the approved Secure Trust Bank solicitor panel.
Please assist. My lawyer is not to blame but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from Secure Trust Bank was dated random date and we have agreed a date for me to move into the property on 10 days inc Day of week eg. Mon. My solicitor says that as she is on the Secure Trust Bank conveyancing panel she needs to reorder the searches as they are now out of date.
A precondition to being on the Secure Trust Bank approved panel is to comply with the CML Handbook requirements (last updated for this lender on Secure Trust Bank)which states that a local authority search be not more than half a year old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to Secure Trust Bank.
I am looking for online conveyancing estimates. Can I be confident that all the firms that are listed on your site are on the Secure Trust Bank conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the Secure Trust Bank panel and agreed to advise us to take down their listing in the event of removal off of the Secure Trust Bank panel. To date we have not been informed by either a lender or a member of the public that the data about a specific firm being on the Secure Trust Bank conveyancing panel is incorrect.
My solicitors in Leeds have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with Secure Trust Bank. Is it case that being on the Secure Trust Bank conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the Secure Trust Bank Conveyancing Panel Terms. It might be worth you contacting Secure Trust Bank directly.
I was thinking of purchasing my friend’s property. Assuming we can agree a figure, what’s the best way to move forward? I hope to get a mortgage with Secure Trust Bank. Is there anyway to cut out the solicitors to save us both money? My dad reckons back in the day he did a lot of it himself, just went into the land registry office and providing them with the info they needed himself
If you are getting a mortgage with Secure Trust Bank involved you will need to appoint a solicitor on the Secure Trust Bank conveyancing panel. We would not encourage you to both use the same solicitors' firm. There are clear conflict of interest issues and it's not going to make a huge difference to the speed of the overall process. So as not to hold things us you should pass on your solicitors details to Secure Trust Bank. Feel free to use our search tool to look for a licensed conveyancer or solicitor on the Secure Trust Bank conveyancing panel.
I have a mortgage with Secure Trust Bank. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Secure Trust Bank?
Your original mortgage agreement with Secure Trust Bank will provide that you need their approval prior to renting your property as this is likely to be a breach of Secure Trust Bank’s mortgage conditions. It may be that Secure Trust Bank will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Secure Trust Bank directly. You need not do this via a Secure Trust Bank conveyancing panel lawyer.
My ex -wife’s name is on the Secure Trust Bank mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Secure Trust Bank mortgage in order to sell?
In terms of the Secure Trust Bank mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Secure Trust Bank in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
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