My fiance and I are buying a 3 bedroom apartment in Rowley Regis with a mortgage from TSB.We use our Rowley Regis conveyancing solicitor but TSB says she’s not on their "panel". we are left little option but to use a TSB panel solicitor or retain our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that TSB use our lawyer?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, a common one being that lawyers will be on the TSB approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for TSB
I am purchasing a property in Rowley Regis. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Co-operative your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Rowley Regis.
It is not clear whether my lender requires a lease extension. I have called into my local Rowley Regis building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Rowley Regis conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?
Provided that the lawyer is on the lender panel, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 have instructed a Rowley Regis conveyancer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Rowley Regis surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to our home are lost. The lawyers who dealt with the conveyancing in Rowley Regis 5 years ago no longer exist. What are my next steps?
Gone are the days when you need to hold title deeds to prove you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Rowley Regis is where the house is located. Is there any guidance you can give?
Flying freeholds in Rowley Regis are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rowley Regis you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rowley Regis 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 premises.
I need to retain a conveyancing solicitor for sale conveyancing in Rowley Regis. I have chance upon a web site which appears to be the perfect solution If it is possible to get all this stuff completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
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?
I pay a maintenance fee for my flat in Rowley Regis. Due to redundancy and other issues I slipped behind with payments. The management company agreed a payment schedule but there remains two remaining to be paid.
I want to dispose of the property and I am nervous that this will jeopardize the sale if I have to discharge the amount due in advance. Do I have to settle before - is this viable?
Your solicitor should be able to negotiate with the management company, with a new to seeing if they would accept settlement from sale proceeds. Here is indicative of why it might be good to instruct a conveyancer in Rowley Regis as they are likely to have an open line of communication with the management company.