I can't travel far from Canterbury. I would like to know the reason why all Canterbury lawyers are not on all mortgage company panels?
As inequitable as it may seem for lenders to limit who can act for them, from the public’s or solicitor’s standpoint, the the contrary view is that banks are becoming ever more anxious and feel it necessary to protect them from mortgage fraud. As a result of this concern lenders have reduced their conveyancing panel to a size that they are happy to control.
What is the difference between a licensed conveyancer and conveyancing solicitor in Canterbury
Two types of professional can do conveyancing in Canterbury namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the sale or acquisition of property. Both are obliged to perform Canterbury conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be professionally conducted and that the necessary procedures will be appropriately taken.
Does a directory service exist listing UBS panel solicitors in Canterbury on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings open the public online. Where you are in need of a Canterbury lawyer on the UBS please use our tool.
I have paid off my mortgage with HSBC. I assume I don't need a Canterbury solicitor on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
My friend recommended that where I am purchasing in Canterbury I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Canterbury conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Canterbury around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Canterbury Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Canterbury.
I'm buying a new build house in Canterbury with the aid of help to buy. The builders would not reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not reveal to my solicitor about the deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Canterbury is the location of the property. Is there any advice you can give?
Flying freeholds in Canterbury are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Canterbury you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Canterbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am 17 days into a freehold purchase having been recommend to solicitors by the estate agent to execute conveyancing in Canterbury. I am not happy. Can you help me find new lawyers?
They would have to be really bad to suggest replacing them. Has the mortgage been generated? In the event that it has you must inform them of the new contact details and have the offer are re-sent. Your new conveyancer needs to be on the mortgage company approved list to avoid supplemental expenses and delays. That should be your first question of the new conveyancers. Our search tool should help you find a bank approved conveyancer for your home move in Canterbury