We are planning to purchase a 2 bedroom flat in Mold with a mortgage. We would like to retain our Mold lawyer, however the lender says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Mold conveyancer and pay for one of their panel lawyers to represent them. This feels very unfair; can we not demand that the mortgage company use our Mold conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders 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. A further alternative is for your Mold conveyancing lawyer to apply to be on the conveyancing panel.
Is it correct that all Mold CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved practices?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We previously appointed solicitors with offices in Mold on the Bank of Ireland solicitor panel. They are now charging me an additional charge for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. This charge is not dictated by Bank of Ireland but by your Mold property lawyer. Plenty of firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
Planning on purchasing a maisonette in Mold. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Mold lawyer is on the Principality conveyancing panel.
I have a 4 bedroom Victorian property in Mold. Conveyancing solicitor represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should read 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 Mold and other locations in 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 buyers. You can also enquire as to the situation with your conveyancing lawyer who conducted the work.
I opted to have a survey done on a house in Mold in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Mold. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to find a conveyancing solicitor for leasehold conveyancing in Mold. I've land on a site which seems to have the ideal solution If there is a chance to get all the legals done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Is it necessary during the course of the conveyancing process to attend the offices of the lender conveyancing panel solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Mold so that I can pop in to their offices if required.
Most conveyancing panel lawyers for the mortgage company undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Mold. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.