We note that you have a post code search directory identifying solicitors on the Aldermore conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Tintagel?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tintagel.
My house in Tintagel is up for sale and I have accepted an offer. Will the solicitor have to be on the Clydesdale conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
I'm the single recipient of my late father’s will and I have everything in my name alone, including the my former home in Tintagel. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I do know about the CML six month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many mortgage companies would take a practical view as this requirement primarily exists to pick up on subsales or the wholesaling and assigning of property.
We are getting the release of further funds on our mortgage from Yorkshire BS as we intend to carry out renovations to our home in Tintagel. Are we obliged to select a bricks and mortar Tintagel solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
The formalities of my purchase has taken place for my property in Tintagel. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
What will a local search inform me concerning the property we're purchasing in Tintagel?
Tintagel conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every Tintagel conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should supply data on, amongst other things, details on planning applications relevant 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 subject areas.
I have a 4 bedroom Victorian house in Tintagel. Conveyancing lawyer represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same address. Is it worth asking Birmingham Midshires to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tintagel and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.
Whilst your website is a good idea there are many lawyers listed near Tintagel being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our mortgage company?
We are not in the business of recommending one firm above another as the right Tintagel conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Tintagel knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..