My financial adviser has asked me for my Rye lawyer’ panel reference for the Santander conveyancing panel. How do I obtain this. I have contacted my local Rye office but they don't know it.
The sensible thing to do is ask for this information from your Rye solicitor . Most Rye conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Me and my partner are purchasing our first home. Our conveyancing practitioner has contact usto check if we want to purchase additional conveyancing searches. As novices we in the dark as to what's appropriate for conveyancing in Rye
The scope of Rye conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general appetite to risk. What is important is that you adequately appreciate what information each search could supply. Then you can decide if you consider that you need that search. Where you are uncertain, ask the property lawyer to provide guidance.
I am considering applying for a RBS mortgage for purchase of a new build (under development) in Rye with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Please help - my lawyer says that breach of easement insurance is required on my purchase. What is the level of cover for Rye conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Halifax and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Rye conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
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
I recently had an offer accepted on a house in Rye. My financial adviser suggested a lawyer. I paid an on account payment of £175. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Lloyds 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 Lloyds 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 used Action Conveyancing a few years past for my conveyancing in Rye. Now, I need my files however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rye of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build apartment in Rye. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rye
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?