Is the fact that my solicitor in Raunds is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Raunds conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Raunds. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Raunds. Conveyancing is required. What is next?
Given that you have now exchanged you now have to find a conveyancing practitioner as a matter of urgency as you are facing a tight a fixed date to complete the purchase. All auction property should have an associated auction pack. This will include most,if not all of the paperwork that your solicitor requires. In the case of leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.
I can not fathom if my lender requires a lease extension. I have called into my local Raunds building society branch on numerous occasions and was advised it wasn't a problem and they would lend. My Raunds conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your solicitor has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
My offer was accepted on an apartment in Raunds on 13/1/2023, valuation was booked 4 days after, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Raunds is the location of the property. Is there any advice you can impart?
Flying freeholds in Raunds are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Raunds you would need to get your solicitor to go 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 Raunds may decide 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.
Are there any apps to help identify a Raunds solicitor on the Clydesdale conveyancing panel? I am a keen cyclist and am prepared to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the facility on this website. Please select a bank and your location and you will see a number of Raunds conveyancing lawyers based on proximity. We have listed some Raunds conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Clydesdale member panel
In my capacity as executor for the will of my father I am selling a residence in Newport but live in Raunds. My lawyer (approximately 250 kilometers awayhas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Raunds to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Raunds based