I am getting a mortgage offer from Lloyds. I intend to employ the services of a Licensed Conveyancer in Emsworth. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Our lawyer has discovered a a legal deficiency with the lease for the flat we are purchasing in Emsworth. The other side have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that he must check that the lender is willing to move forward with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
We are getting a further advance on our home loan from Kent Reliance as we wish to carry out improvements to our home in Emsworth. Do we need to appoint a bricks and mortar Emsworth solicitor on the Kent Reliance conveyancing panel to handle the paperwork?
Kent Reliance don't usually instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
I am buying a property in Emsworth. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Co-operative your lawyer must check the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Co-operative where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Emsworth.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Emsworth conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry 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 Coventry BS mortgage from the register. Coventry 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I have been on the look out for a flat up to £235,500 and identified one round the corner in Emsworth I like with a park and railway links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Emsworth for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
What tools are available to search for a Emsworth law firm on the Leeds Building Society conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the solicitor.
You can use the tool on this website. Please pick a bank and your location and you will see a number of Emsworth conveyancing lawyers locally. We have listed some Emsworth conveyancing firms at the bottom of this page and you can call them to check if they are on the Leeds Building Society panel
How do I find the right lawyer for my conveyancing in Emsworth ?
Option 1 is to ask the people you trust who they would recommend. Option 2 is to search the internet for conveyancing in Emsworth. Call a couple or more firms from the list and ask them to send you their conveyancing estimate and speak to the lawyer who will handle your conveyancing before you commit. Option 3 is to use this site to assist you in finding the right solicitors taking into account your unique requirements including location,speed, complexity and who the proposed mortgage company is.Do not be fooled by lowest cost conveyancing solicitors in Emsworth