Me and my partner are acquiring a ground floor flat in Hale Barns. My lawyer is not listed on the lender conveyancing panel. Can I still continue with my Hale Barns conveyancing solicitor even though they are excluded from the lender approved list?
You have a number of options open to you here
- Carry on with your chosen Hale Barns solicitor but your mortgage company will undoubtedly use a property lawyer on their approved list. The net result is additional cost and potential interruption.
- Get a new property lawyer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Appeal to your property lawyer to attempt to join the mortgage company panel
Completed the sale of my flat in Hale Barns last March but the buyer keeps e-mailing me to say her solicitor is waiting to hear from mylawyer. What are the post completion sale legalities following completion?
After completion of your disposal your conveyancer is obliged to deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. Where relevant, your conveyancer must also confirm that the home loan has been redeemed to the purchasers solicitors. There are no post completion steps specific conveyancing in Hale Barns.
Is there a list of HSBC panel solicitors in Hale Barns 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 visible on the web. Where you are in need of a Hale Barns conveyancing practitioner on the HSBC please use our facility.
We expect to receive a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Hale Barns solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hale Barns solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Hale Barns lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have been told that property searches are a common reason for obstruction in Hale Barns house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Hale Barns.
Due to the encouragement of my in-laws I had a survey completed on a house in Hale Barns ahead of retaining solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks may refuse to grant a mortgage on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hale Barns. Conveyancing may be slightly more expensive based on your lender's requirements.
I was pointed in your direction by a few property agents in Hale Barns to select a solicitor using your seach tool. Is there a financial inducement for Estate Agents to market your services rather than alternative conveyancing organisations?
We refuse to give any referral fee for sending work our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.