I am getting a offer of a home loan from Halifax. I intend to instruct a Licensed Conveyancer in Dunvant. Does the Halifax Conveyancing panel include Licensed Conveyancers?
The Halifax 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.
My flat in Dunvant is up for sale and I have a purchaser. Does the conveyancing practitioner have to be on the Barclays conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Barclays 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 requirements fairly frequently currently.
Is there a list of Bank of Ireland panel conveyancers in Dunvant on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lending institutions make their panel listings viewable online. If you are in need of a Dunvant property lawyer on the Bank of Ireland please use our facility.
I have paid off my mortgage with Virgin Money. I assume I don't need a Dunvant conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I have instructed a Dunvant solicitor having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 conveyancing practitioner 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 Dunvant postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Dunvant.
I have justbeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Dunvant for a purchase of a freehold house 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest method to see 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 property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Dunvant is where the house is located. What do you suggest?
Flying freeholds in Dunvant are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dunvant you would need to get your solicitor to go 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 Dunvant 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 premises.
Is it true that a Dunvant conveyancing solicitor has court proceedings brought against them by clients for failing to conduct the appropriate conveyancing investigations?
Our attention has not be brought to such a Dunvant conveyancing claim but according to a recent report, a couple purchasing a house in Cumbria successfully sued their property lawyer due to development plans to build a wind farm failing to be picked up in conveyancing searches.
Where you are thinking of buying a home in Dunvant It is critical that your conveyancing practitioner purchase all Dunvant conveyancing searches needed making sure that you have accurate and up to date information before acquiring a property.