Would the conveyancing lawyers that you recommend execute conveyancing in Lyddington by way of an attended exchange?
There are a few conveyancing specialists who can conduct personalised exchanges. Do e-mail us to obtain a fee calculation and details as to availability.
My fiance and I are purchasing a purpose built apartment in Lyddington with a residential mortgage from Lloyds TSB Bank.We like our Lyddington conveyancing practitioner but Lloyds TSB Bank says his firm is not on their approved list of member firms. We have to appoint a Lloyds TSB Bank panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Lloyds TSB Bank use our lawyer?
Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that lawyers will be on the Lloyds TSB Bank approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank
Are all Lyddington Conveyancing Quality Solicitors on the UBS conveyancing list of approved practices?
It is true that some banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Is there a list of Clydesdale panel solicitors in Lyddington on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings open the public over the internet. Where you are seeking to appoint a Lyddington solicitor on the Clydesdale please use our tool.
I am currently in the process of buying my council flat in Lyddington. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
My wife and I are downsizing from our home in Lyddington and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Lyddington lawyer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Lyddington. Having lived in Lyddington for three years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of 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)
I have a semi-detached Georgian property in Lyddington. Conveyancing practitioner acted for me and Platform Home Loans Ltd. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lyddington and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who conducted the work.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Lyddington I like with open areas and railway links nearby, the downside is that it only has 61 years on the lease. There is not much else in Lyddington for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.