Our lawyer has uncovered a defect with the lease for the apartment we are purchasing in Morecambe. The other side have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our lawyer has advised that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the lender?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions must be adhered to.
I am considering applying for a Clydesdale mortgage for purchase of a newly converted (under development) in Morecambe with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?
There is nothing to stop you using your solicitor, but Clydesdale will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I happen to be the sole recipient of my late mum's will and I have everything in my name now, including the my former home in Morecambe. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the property in January. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most banks would take a sensible view as this clause chiefly exists to identify the purchase and immediately sell or the wholesaling and assigning of property.
We previously instructed solicitors locally in Morecambe on the Aldermore solicitor panel. They are now charging me a separate amount for the legal aspects of the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may charge a fee for this. The fee is not dictated by Aldermore but by your Morecambe conveyancing practitioner. Numerous firms on the Aldermore panel will charge ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
After months of negotiation I have agreed a price on an apartment in Morecambe. My financial adviser suggested a solicitor. I paid an on account payment of £200. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Aldermore 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 Aldermore 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.
What will a local search tell me regarding the house my wife and I purchasing in Morecambe?
Morecambe conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Morecambe conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
In scouring the internet for the phrase conveyancing in Morecambe it reveals many solicitorsin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for my move?
The ideal method of seeking a suitable conveyancer is via trusted testimonial, so ask friends and family who have purchased a property in Morecambe or the respected estate agent or mortgage broker. Fees for conveyancing in Morecambe vary, so it's sensible to obtain a minimum of four costs illustrations from different law firms. Be sure to obtain confirmation what costs in the quote includes.
My folks cant seem to find their Morecambe property on the HMLR online search facility. They have a vague memory back in the 70’s when they acquired the property there were complications concerning the address not being recognised in some systems.
The vast majority of premises in Morecambe should be revealed. Have you tried a search with simply the postcode. Normally it will mention all the premises inside that postcode. Assuming the property is registered it will be there with a title number. Where they bought 48 years ago it's conceivable it may be not yet registered. The address may still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title deeds which could be with your parent’s lender.