I plan on acquiring a maisonette in Allendale. My lawyer is not on the mortgage company approved list. Is it possible for me to retain my Allendale conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
Your options include
- Proceed with your preferred Allendale conveyancing practitioner but your lender will need to instruct a conveyancing practitioner from their conveyancing panel. This will result in additional cost together with likely frustration.
- Get a fresh lawyer to act in the purchase, making sure they are on the bank conveyancing panel.
- Convince your solicitor to pull out all the stops to get listed on the lender’s panel of solicitors
Finally the sale completed on my house in Allendale last October yet the purchaser is telephoning every few hours to moan that their lawyer is waiting to hear from mine. What should my lawyer have done following completion?
Post completion of your sale your solicitor is duty bound to deliver the transfer deeds and all of the paperwork to the buyer’s lawyers. If applicable, your lawyer should also evidence that the mortgage has been redeemed to the buyers solicitors. There are no post completion formalities unique to conveyancing in Allendale.
I happen to be the single recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Allendale. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as though I had purchased the house in February. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges 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 impacted by that. How sensible a view banks take of it, depend on the lender as this obligation is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
We are getting the release of further funds on our home loan from Co-operative as we wish to carry out a loft conversion to our property in Allendale. Do we need to appoint a bricks and mortar Allendale solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Allendale bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Allendale conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The solicitor must follow the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Is it possible to switch solicitor as I need to retain one who is on the Leeds Building Society conveyancing list. I hired a local conveyancing solicitor in Allendale five minutes from me but she is not accepted by Leeds Building Society
We will our best to assist in finding you a conveyancing solicitor in Allendale on the Leeds Building Society panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Allendale. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Allendale.
I am looking for a conveyancing solicitor in Allendale for my sale. Is there any facility to see a solicitor's record with the legal regulator?
Anyone may read documented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.
I happen to be an executor of my recently deceased aunt’s Will, with a bungalow in Allendale which is to be sold. The property is unregistered at HMLR and I'm told that many EAs will insist that it is completed before they will move forward. What's the mechanism for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.