I have been referred to a conveyancing solicitor in Cawthorne. I need to find out whether they are accepted on the Lloyds TSB Bank conveyancing panel. Could you or the lender confirm if they are on the panel?
The first thing you should do is e-mail the lawyer and enquire if they are on the lender panel. Otherwise you can get in touch with Lloyds TSB Bank who may be able to confirm.
When it comes to mortgage companies such as Principality, do Cawthorne solicitors incur a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Cawthorne property lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
After months of negotiation I have agreed a price on an apartment in Cawthorne. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A few days later, the lawyer contacted me embarrassingly acknowledging that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are a common cause of obstruction in Cawthorne conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Cawthorne.
The deeds to my home are lost. The solicitors who conducted the conveyancing in Cawthorne 4 years ago no longer exist. Will I be able to sell the house?
As long as the title is registered the details of your proprietorship will be documented by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, find your house and secure current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Cawthorne is where the house is located. Is there any advice you can impart?
Flying freeholds in Cawthorne are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cawthorne you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cawthorne may ascertain 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 property.
All being well we will complete the disposal of our £350,000 flat in Cawthorne in just under a week. The freeholder has quoted £300 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Cawthorne?
For most leasehold sales in Cawthorne conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-contract enquiries
Where consent is required before sale in Cawthorne
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Cawthorne Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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Please tell me if there are any major works anticipated that will add a premium to the service fees? Many Cawthorne leasehold apartments will be liable to pay a service charge for the upkeep of the block set by the freeholder. Where you purchase the apartment you will have to meet this charge, normally quarterly accross the year. This could differ from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge for you to pay yearly, this is usually not a significant amount, say approximately £50-£100 but you need to check it because sometimes it can be surprisingly expensive. What is the name of the managing agents?