My IFA says he needs my Frizington lawyer’ panel member for the HSBC conveyancing panel. How do I obtain this. I have e-mailed my local Frizington branch but they have not responded to me.
The sensible thing to do is ask for this information from your Frizington property lawyer . They maintain a central record lender panel numbers.
I am in the process of remortgaging my apartment in Frizington, does my lawyer need to be on the Bank of Ireland Conveyancing panel?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are getting the release of further funds on our mortgage from Yorkshire BS as we wish to carry out a loft conversion to our home in Frizington. Are we obliged to choose a high street Frizington solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS don't usually instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
I currently have a mortgage with Nationwide for my property in Frizington. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval before renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.
After what feels like an age I have had an offer on a flat in Frizington accepted, but there is a chain. The vendors have put an offer on somewhere, but it’s not yet agreed to, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Frizington. What should be my next step? When do I get the mortgage application with Co-operative going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Frizington conveyancing search costs, etc). First, you must ensure that your lawyer is on the Co-operative approved list. As to the subsequent stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a hot market some buyers would apply for a home loan with Co-operative and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
I am planning on selling our house in Frizington and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Frizington. Having lived in Frizington for three years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Due to the input of my in-laws I had a survey completed on a property in Frizington ahead of instructing lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks may refuse to issue a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Frizington. Conveyancing will be smoother if you use a solicitor in Frizington especially if they are accustomed to such properties in Frizington.
Me and my partner are about to complete buying a house in Frizington but as a consequence of damage from the recent storms I have agreed reparation from the vendor of £3k taking the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process however my mortgage company will not agree to this. Why were they involved?
Any conveyancing practitioner being on the lender approved list is duty bound to disclose to the lender of any amendments to the sale price. If you prohibit your lawyer to notify the reduction to your lender then they would need to disinstructing themselves from acting for you and the bank.