My husband and I are intent on buying an apartment in Midsomer Norton. My Conveyancer is not on the lender approved list. Is it possible for me to retain my Midsomer Norton conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
You will need to use a solicitor to deal with the legal work required when you require a mortgage to purchase your home. They will carry out all the essential investigations on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in place. You could select a Midsomer Norton conveyancing practitioner of your choice. However, where the property lawyer appointed is not on the lender approved list further costs will arise as separate legal representation will be need by the lender. Bank panel applications can be submitted, so where your conveyancer has not previously applied for membership they can do so.
My husband and I are buying a newly constructed apartment in Midsomer Norton and my lawyer is telling me that she has to the lender to disclose incentives from the builder. The Estate Agents are hassling me to exchange contracts and I don't want to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
A friend pointed out to me me that in purchasing a property in Midsomer Norton there could be various restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Midsomer Norton which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Midsomer Norton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Santander. I assume I don't need a Midsomer Norton property lawyer on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
After much negotiation I have agreed a price on an apartment in Midsomer Norton. My mortgage broker suggested a lawyer. I paid an advanced payment of £225. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I purchased a semi-detached Edwardian property in Midsomer Norton. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Midsomer Norton and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
I need to instruct a conveyancing solicitor in Midsomer Norton for my house move. Is it possible to see a solicitor's record with the legal regulator?
Anyone may review documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.
I have noted on a number of online forums that before choosing a conveyancing firm they must be approved by your mortgage company. This is my first home move but I have an offer in principle via Halifax and I already have a local conveyancing solicitor in Midsomer Norton in place. Does Santander require an approved solicitor to be used? If so, where can I find that list for my conveyancing in Midsomer Norton?
You need to instruct a solicitor that is on the Santander panel. The simplest thing to do is telephone your chosen Midsomer Norton conveyancing solicitor and ask if they are on the Santander panel. If they are not on the panel you have a couple of choices available to you here:
- Carry on with your preferred Midsomer Norton conveyancer but Santander will no doubt instruct a lawyer on their approved list. The net result is additional fees and probable frustration.
- Get a fresh solicitor to conduct the conveyancing, making sure they are on the Santander conveyancing panel.
- Appeal to your conveyancer to attempt to join the mortgage company panel.