My wife and I have arranged a further advance on our mortgage from Co-operative as we want to conduct renovations to our property in Moston. Are we obliged to select a local Moston solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Moston solicitor on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
The mortgage over my property is with Kent Reliance for my property in Moston. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval in advance of renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
Will my solicitor be raising enquiries concerning flooding as part of the conveyancing in Moston.
Flooding is a growing risk for conveyancers dealing with homes in Moston. Some people will buy a house in Moston, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a number of checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Moston. The standard information given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out if the property has historically flooded. If the premises has been flooded in past which is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an incorrect answer. The purchaser’s solicitors will also carry out an enviro report. This will indicate whether there is a recorded flood risk. If so, additional investigations will need to be made.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Moston is where the house is located. What do you suggest?
Flying freeholds in Moston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Moston you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Moston may ascertain 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 property.
Should I be suspicious by estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Moston conveyancing company?
As with many professional services, often input from relatives can be most helpful. Nevertheless there are numerous parties with a keen interest in a conveyancing deal; estate agents, financial adviser and banks may suggest solicitors to select. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the recommendation. You are free to choose your own lawyer. Don't forget that many mortgage providers operate an approved list of lawyers you must use for the mortgage aspect of your home move.
I am one month into a leasehold purchase having been recommend to a firm by the selling agent to do our conveyancing in Moston. I am am starting to be dissatisfied with the quality of service. Can you you assist me in finding new conveyancers?
They would need to be very poor in order to consider replacing them. Has your mortgage offer been generated? If so you need to advise them of the new contact details and get the mortgage documents are re-sent. Your conveyancer should be on the banks panel to avoid supplemental fees and delays. So that should be your starting point. The search tool will help you find a bank approved solicitor for your conveyancing in Moston
Should I cancel my mortgage payments with Santander as soon as a completion date for my sale in Moston has been set?
No, you should continue paying any mortgage sums to Santander pending the mortgage being discharged out of the proceeds of sale as part of your Moston conveyancing.