I am buying a maisonette in Leconfield. My property lawyer is not listed on the bank conveyancing list. Am I still permitted to retain my Leconfield conveyancing solicitor even though they are excluded from the lender panel?
You must use a conveyancing practitioner to complete the formalities when you take out a loan to buy your home. The solicitor will carry out all the appropriate investigations on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is in order. You could appoint a Leconfield conveyancing practitioner of your choosing. However, if the property lawyer selected is not on the bank approved list further costs will be levied as separate legal representation will be required by them. Bank panel applications may be submitted, so where your conveyancer has not in the past sought membership they should take the opportunity to apply.
My uncle passed away last year and as sole heir and executor I was left the property in Leconfield. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
Given you intend to refinance then Nottingham will require that you use a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
When it comes to mortgage companies such as Bank of Ireland, do Leconfield solicitors incur an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We are getting the release of further monies on our mortgage from Bank of Ireland as we intend to conduct renovations to our house in Leconfield. Are we obliged to select a nearby Leconfield solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland do not ordinarily 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 Bank of Ireland list.
The mortgage over my property is with Leeds Building Society for my property in Leconfield. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
Your original mortgage agreement with Leeds Building Society will provide that you need their approval before renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society 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 Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who conducted the conveyancing in Leconfield 4 years ago are no longer around. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your solicitor should be aware precisely where to look for all the suitable documentation so you can buy or sell your house without a hitch. Where copies can’t be located, your conveyancer may be able to put in place insurance or indemnities against future claims on the premises.
I'm purchasing a new build house in Leconfield with a mortgage from Barclays . The sellers refused to reduce the price so I negotiated £7000 of additionals instead. The sale representative told me not reveal to my lawyer about the extras as it will adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Me and myhusband and I are searching for a value for money conveyancing lawyer in Leconfield to help me sell my apartment. I I am fearful of being overcharged but with so many Leconfield conveyancing firms to pick from...who do I opt for?
A trustworthy personal recommendation from a friend or family member who has instructed a conveyancing lawyer previously is no doubt a preferable. Almost everyone has used a conveyancing lawyer in the past. Feel free to make the most of our tool to compare Leconfield conveyancing quotes