Much to our surprise we have been advised by our estate agent that my Hyde solicitor is not on the bank Conveyancing panel. What can I do to check?
You need to contact your Hyde lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
In the event thatI were to purchase a simple residential propertyin Hyde mortgage fee and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Hyde?
The sole reduction in fees you would make on is the Hyde conveyancing searches. A conveyancing practitioner still be obliged to do everything else - money laundering, communicating with the sellers conveyancing practitioner, stamp duty submission, register the ownership etc. You might save a bit for them not needing to register a charge however it will not be meaningful.
Are the Hyde conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Hyde conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
I am buying a property in Hyde. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
As your lender is Aldermore your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease does not meet these requirements. The requirements relate to the installation of panels on properties nationwide and is not restricted to Hyde.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Hyde conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hyde building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Hyde conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their specific requirements. Who do I believe?
As long as the conveyancer is on the lender panel, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Hyde is the location of the property. Is there any guidance you can give?
Flying freeholds in Hyde are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hyde you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hyde may decide 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.
I am downsizing from my home. My former conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Hyde if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Hyde. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.