Our solicitor has uncovered a defect with the lease for the apartment we are buying in Buckley. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that he must ensure that the mortgage company is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
It is is a decade since I bought my home in Buckley. Conveyancing solicitors have recently been retained on the sale but I can't track down my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they could still be with the lawyers who acted in the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Buckley relates to registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I just acquired a flat at auction in Buckley. Conveyancing is required. What are my next steps?
Now that you have to all intents and purposes signed on the dotted line you will need to retain a conveyancing lawyer soon as you now have a tight a drop dead date to complete the property. All auction property will ordinarily have a corresponding legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Buckley solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Intending to buy a apartment in Buckley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Buckley solicitor is on the Kent Reliance conveyancing panel.
How does conveyancing in Buckley differ for new build properties?
Most buyers of new build premises in Buckley contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Buckley tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Buckley or who has acted in the same development.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Buckley. I have stumble across a site which seems to have the ideal solution If there is a chance to get all this stuff completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I need to find a lender panel solicitor in Buckley. Could you help me?
It is not clear why you need a Buckley panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Buckley are on their panel . If you do find such a firm in Buckley not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site