I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Southam lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Southam. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £175. Not long after, the conveyancing practitioner called me to say that they were not on the Nationwide 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 Nationwide 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.
TSB have agreed my mortgage in principle, my offer on a flat in Southam has been agreed to, what are the next steps?
Your estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Call up TSB or the broker and finalise any outstanding forms. TSB will appoint a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. TSB will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Southam.
What will a local search tell me about the property my wife and I buying in Southam?
Southam conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every Southam conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Southam?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Southam. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Southam with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my conveyancer about this deal as it will jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a house in Southam before instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders tend refuse to issue a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Southam. Conveyancing may be slightly more expensive based on your lender's requirements.
Do I have to pop into the offices of the lender conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Southam so that I can pop in to their offices when needed.
Whereas this was necessary ten years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Southam.