I am selling my flat in Tedburn St Mary and the EA has just called to advise that the purchasers are switching solicitor. The excuse is that the lender will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only engage with specific law firms rather the firm that they want to select for their conveyancing in Tedburn St Mary ?
Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
Do the Building Society Association intend to launch a online directory to to identify firms on the Darlington Building Society conveyancing panel for example in Tedburn St Mary?
We are not aware of any intention on the part of the BSA to promote such a register.
I am buying a 4 bedroom semi-detached house in Tedburn St Mary. The intention is to carry out an extension to the side at the house.Will legal investigations on the property involve enquiries to see if these alterations were previously refused?
Your property lawyer will review the registered title as conveyancing in Tedburn St Mary will on occasion reveal restrictions in the title documents which prevent certain changes or need the permission of another owner. Many works call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Tedburn St Mary conveyancing practitioner on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I have instructed a Tedburn St Mary property lawyer having checked that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 Tedburn St Mary 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.
Are there restrictive covenants that are commonly identified as part of conveyancing in Tedburn St Mary?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Tedburn St Mary. 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 looking to sell my home. My former conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Tedburn St Mary if that makes things easier.
Please use our search tool to help you find a solicitor for your conveyancing in Tedburn St Mary. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I am a couple of weeks into a residential purchase having been recommend to conveyancers by the local agent to perform conveyancing in Tedburn St Mary. I am not happy. Can you you assist me in finding new solicitors?
A conveyancer would need to be really bad in order to consider diss instructing them. Has your mortgage been issued? If so you need to advise them of the new contact details and have the loan are re-issued. Your conveyancer needs to be on the lenders panel to avoid added charges and frustration. That should be your starting point. The search tool will assist you in finding a bank approved solicitor for your conveyancing in Tedburn St Mary