Much to our surprise we have been told by our financial adviser that my Mortlake solicitor is not on the bank Solicitor panel. How can I be certain whether this is indeed the case?
Your first step should be to contact your Mortlake lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
My Conveyancer in Mortlake is not on the Clydesdale Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Clydesdale list of approved lawyers?
Your options are as follows:
- Carry on with your existing Mortlake solicitors but Clydesdale will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees as well as cause frustration.
- Get a new lawyer to to deal with the purchase, not forgetting to check they are Persuade your lawyer to do everything within their powers to join the Clydesdale conveyancing panel
My stepmother informed me that in buying a property in Mortlake there may be a number of restrictions preventing external changes to a property. Is this right?
There are a number of properties in Mortlake which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Mortlake should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the sole beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Mortlake. The Mortlake property was put into my name in March. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. many lenders would take a practical view as this clause chiefly exists to identify subsales or the flipping of property.
My offer was accepted on a property in Mortlake on 8/3/2024, valuation was booked 3 days later, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require expedited conveyancing in Mortlake as I am under an ultimatum to exchange contracts in less than one month. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no law firm would advise that you don't. With plenty of history conveyancing in Mortlake the following are examples of issues that can appear and therefore affect the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Mortlake is where the house is located. What do you suggest?
Flying freeholds in Mortlake are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mortlake you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mortlake may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Do I need to be concerned about brokers that I am dealing with are suggesting a national conveyancing firm as opposed to a local Mortlake conveyancing company?
As is the case with many professional services, often input from connections can be extremely useful or valuable. But there are numerous players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend solicitors to instruct. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the discretion to choose your own conveyancer. Don't forget that some banks have an approved list of law firms you have to use for the mortgage related work in your conveyancing.