My IFA has requested my Bamber Bridge law firm’s panel member for the Nat West conveyancing panel. What is the best way to find this out. I have e-mailed my local Bamber Bridge branch but they cant find it on their system.
Have you tried contacting your Bamber Bridge solicitor about this?. They retain a central record lender panel numbers.
My aunt passed away last year and as sole heir and executor I was left the property in Bamber Bridge. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Given you intend to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
Have just purchased a probate house at auction in Bamber Bridge. Conveyancing is necessary. What are my next steps?
Given that you have now legally bound yourself to purchase you must appoint a conveyancing solicitor quickly as you will have a tight a drop dead date to complete the property. An auction property will have a corresponding legal set of papers. This will include most,if not all of the documents that your lawyer requires. If you have purchased leasehold property the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must give this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .
is it true that all Bamber Bridge solicitors on the Yorkshire BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bamber Bridge solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bamber Bridge postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Bamber Bridge.
I used Arc property Solicitors a few years ago for my conveyancing in Bamber Bridge. I now require my papers but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bamber Bridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Bamber Bridge with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about the deal as it could adversely affect my loan with Clydesdale. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a house in Bamber Bridge before retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend refuse to issue a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bamber Bridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bamber Bridge to see if the conveyancing will be more expensive.