My partner and I are intent on buying residence in Redbridge. My lawyer is not on the mortgage company solicitor list. Am I still permitted to appoint my Redbridge conveyancing solicitor even though they are not on the lender list of approved lawyers?
Various options include
- Complete the deal with your preferred Redbridge property lawyer but your lender will need to appoint a property lawyer on their conveyancing panel. The net result is additional charges and probable delay.
- Get a fresh lawyer to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Appeal to your solicitor to apply to join the bank panel
In the event thatI were to acquire a straightforward homein Redbridge mortgage fee and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Redbridge?
Any savings you would make will be limited to the Redbridge conveyancing searches. A lawyer still be obliged to do everything else - money laundering, liaising with your sellers conveyancing practitioner, SDLT return, register the ownership etc. You might save a bit for them not having to register a charge but it will not be significant.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Redbridge so that I can attend their offices when needed.
Whereas this was necessary twenty years ago, almost all banks no longer require their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to hand over identification documents and there are still manifest benefits to using a local ayer, in your situation a conveyancing solicitor in Redbridge.
I have paid off my mortgage with UBS. I assume I don't need a Redbridge property lawyer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I recently had an offer agreed on a house in Redbridge. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. Not long after, the conveyancer called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Redbridge solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
Due to the input of my in-laws I had a survey completed on a house in Redbridge in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies may not give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Redbridge. Conveyancing may be slightly more expensive based on your lender's requirements.
We're FTB’s - had an offer accepted, yet the agent informed us that the owners will only go ahead if we instruct their preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Redbridge
It is highly unlikely the vendors are behind this. Should the vendor desire ‘a quick sale', turning down a serious buyer is counter productive. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Redbridge conveyancing lawyers - rather thanthose that will provide the negotiator at the agency a referral fee or meet his conveyancing targets demanded by corporate headquarters.