Unfortunately I am unable to travel far from Nether Edge. Is there a reason why all Nether Edge lawyers are not on all lender panels?
Before the recession most banks had an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, lenders have subsequently requiredmore information from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of volume of transactions the mortgage companies insisted on.
When can the exchange of contracts happen for purchase conveyancing in Nether Edge and am I required to attend the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Nether Edge you are invited in to sign the paperwork. However, the lender approved solicitors we work with offer a nationwide conveyancing service and give as equally diligent and professional a job for you when communicating with you by post or email. The signing of the property agreement is not the point of no return. Signing on the dotted line is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Nether Edge)to be in the office available at the end of the phone to exchange contracts.
We hope to to purchase with Norwich and Peterborough Building Society. I went into a few local solicitors yet am struggling to find a Nether Edge conveyancing firm on the Norwich and Peterborough Building Society approved list. Could you assist?
Feel free to make use of the find a conveyancing panel solicitor tool on this web page. Please choose the building society and type Nether Edge or your preferred area and you will discover a number of lawyer based in Nether Edge or by proximity to you.
We have agreed to purchase a house in Nether Edge. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that your lender is Bank of Ireland your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not restricted to Nether Edge.
I have paid off my mortgage with Nationwide. I assume I don't need a Nether Edge lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Intending to buy a house in Nether Edge. 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 UBS 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 Nether Edge conveyancer is on the UBS conveyancing panel.
I have a renovated Georgian property in Nether Edge. Conveyancing solicitor acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Nether Edge 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 check the position with your conveyancing lawyer who conducted the purchase.
I am looking to sell my house. My previous conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Nether Edge if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Nether Edge. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.