My IFA has asked me for my Saltash lawyer’ panel reference for the HSBC conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Saltash office but they have not got back to me yet.
The sensible thing to do is ask for this information from your Saltash conveyancing practitioner . They maintain a central record lender panel numbers.
Do all mortgage companies provide you with an approved list of Saltash conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Saltash conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
When it comes to lenders such as Nationwide, do Saltash conveyancers have to pay a fee to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Saltash conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Saltash. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Should our lawyer be making enquiries concerning flooding during the conveyancing in Saltash.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Saltash. There are those who buy a house in Saltash, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or by their lawyers which can figure out the risks in Saltash. The standard information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine whether the property has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the owner, then a purchaser could issue a compensation claim stemming from an inaccurate reply. The buyer’s conveyancers will also carry out an environmental report. This should indicate if there is a recorded flood risk. If so, more detailed investigations should be conducted.
I am looking for a ground for flat up to £235,500 and found one near me in Saltash I like with a park and station in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Saltash in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
How do I identify freehold conveyancing in Saltash?
First ask the people you trust they would would seek assistance from. Second, search the web for conveyancing in Saltash. Phone two or three from the list and ask them to email you their conveyancing estimate and speak to the lawyer who will handle your conveyancing before you commit. Option 3 is to use this site to assist you in finding the right solicitors for you based on your unique requirements including location,speed, complexity and who your intended mortgage company is.Avoid the trap of appointing lowest cost conveyancing solicitors in Saltash