It has come to my attention via my lender that my Emerson Park the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be certain that this is indeed the case?
The sensible course of action for you to take is to contact your Emerson Park lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My Solicitor in Emerson Park is not on the Platform Home Loans Ltd Conveyancing Panel. Can I still continue with my family solicitor notwithstanding that they are not on the Platform Home Loans Ltd panel?
The limited options available to you here include:
- Complete the purchase with your existing Emerson Park solicitors but Platform Home Loans Ltd will need to instruct a lawyer on their panel. This will result in additional total legal fees as well as cause frustration.
- Choose a new practitioner to to deal with the conveyancing, not forgetting to check they are Platform Home Loans Ltd approved.
- Persuade your Platform Home Loans Ltd solicitor to try to join the Platform Home Loans Ltd panel
My bid for a property was accepted at auction in Emerson Park. Conveyancing is needed. What is next?
Having exchanged you will need to instruct a conveyancing practitioner soon as you are faced with a tight a drop dead date to complete the property. Every auction property will ordinarily have a bespoke legal pack. This will include evidence of title and search results. If you have purchased leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should hand this to the conveyancer instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.
Does a directory service exist listing Virgin Money panel conveyancers in Emerson Park on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few mortgage companies make their panel listings open the public over the internet. Where you are seeking to appoint a Emerson Park solicitor on the Virgin Money please make the most of our tool.
I have paid off my mortgage with Skipton. I assume I don't need a Emerson Park conveyancer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
My colleague advised me that if I am purchasing in Emerson Park I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Emerson Park conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Emerson Park around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Emerson Park.
I am buying a new build house in Emerson Park with a mortgage from Birmingham Midshires. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not inform my conveyancer about the extras as it will put at risk my loan with the lender. Is this normal?.
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 issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Emerson Park is where the house is located. Can you offer any advice?
Flying freeholds in Emerson Park are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Emerson Park you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Emerson Park 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.