It has come to my attention via my mortgage broker that my Mottingham the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to be sure that this is correct?
The sensible course of action for you to take is to contact your Mottingham conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a Mottingham conveyancing firm that is on the conveyancing panel for your lender.
Do lenders provide you with an approved list of Mottingham conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Mottingham conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
I have paid off my mortgage with Principality. I assume I don't need a Mottingham property lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I can not fathom if my lender requires a lease extension. I have called into my local Mottingham bank branch on numerous occasions and was told they are content with the situation and they will lend. My Mottingham conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I simply don't know who is right.
Provided that the property lawyer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being difficult. The Mottingham solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are selling our house in Mottingham and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Mottingham conveyancer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Mottingham. Having lived in Mottingham for 4 years we know that this is a non issue. Do we contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have justfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Mottingham for a purchase of a leasehold flat 18 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mottingham conveyancing specialists.
I need to find a conveyancing solicitor for my conveyancing in Mottingham. I have stumble upon a site which appears to be the ideal offering If there is a chance to get all this stuff done via email that would be ideal. Should I be wary? 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?