I am not well enough to travel far from Helsby. What is the rationale as to why all Helsby solicitors are not on all lender panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in lenders purging a number of firms off their panel of approved solicitors .
My aunt passed away last year and as sole heir and executor I was left the property in Helsby. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
My partner and I are close to exchanging contracts on the sale of our home in Helsby and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Helsby. Having lived in Helsby for 4 years we know that this is a non issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You must 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 life insurance to cover that same sickness)
About to purchase a new build apartment in Helsby. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Helsby
Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Taking into account that I am about to spend 450k on a terraced house in Helsby I wish to talk to a conveyancer regarding thehouse move in advance of instructing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your property ownership legalities in Helsby.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Helsby should be the amount on the final invoice that you are charged.
My partner and I are acquiring a first floor flat in Helsby. At the point of instructing our lawyer, they said that they were on all major UK bank panels. The financial adviser called today to say that they don't seem to be on the Yorkshire BS approved list. If it turns out to be true, what should we do? Should we simply pick a different conveyancer that is on their panel or should we pay for dual representation, with Yorkshire BS appointing their own approved property lawyer.
Where you are purchasing a property with the assistance of a mortgage it is conventional for the purchaser’s solicitors to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to satisfy. Some mortgage companies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should call Yorkshire BS to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Yorkshire BS's conveyancing panel and you may continue to use your own Helsby solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another conveyancer into the equation.