I am hoping to receive a mortgage with Santander. I would like to retain the legal services of a Licensed Conveyancer in Dunvant. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are selling our flat in Dunvant. Does the conveyancing practitioner need to be required to be on the Santander conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
Does a directory service exist listing Nationwide panel conveyancers in Dunvant on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few lenders make their panel listings visible on the web. Where you are seeking to appoint a Dunvant lawyer on the Nationwide please make the most of our tool.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Dunvant conveyancer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dunvant 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. You may wish to consider appointing your own Dunvant surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Dunvant for a purchase of a leasehold flat 18 months ago. How can I check that my home is in my name in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dunvant conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, no chain conveyancing. Dunvant is where the house is located. Is there any advice you can impart?
Flying freeholds in Dunvant are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dunvant you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dunvant 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 residence.
Is it true that a Dunvant conveyancing solicitor taken to court by a client for not carrying out comprehensive conveyancing investigations?
Our attention has not be brought to such a Dunvant conveyancing claim but according to a recent report, clients purchasing a property elsewhere in England successfully sued their conveyancing practitioner due to development plans to build a wind farm failing to be identified in conveyancing searches.
If you are contemplating buying a home in Dunvant It is important that your lawyer conduct all Dunvant conveyancing searches needed making sure that you have relevant and up to date information before acquiring a property.