We intend to purchase a purpose built flat in Todwick with a mortgage from Skipton Building Society.We have a Todwick conveyancing solicitor but Skipton Building Society says his firm is not listed on their approved list of firms. we are left little option but to use a Skipton Building Society panel solicitor or retain our local solicitor and fork out for a Skipton Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you is subject to its terms and conditions, one of which will be that solicitors will be on the Skipton Building Society approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Skipton Building Society
Can you point me to a directory of Principality panel solicitors in Todwick on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings available over the internet. Where you are in need of a Todwick conveyancing practitioner on the Principality please make the most of our facility.
I am expecting a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Todwick solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Todwick solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I am selling my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being problematic. The Todwick solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who did the conveyancing in Todwick 4 years ago have long since closed. What are my options?
You no longer need to hold title original deeds to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Todwick is the location of the property. Can you offer any advice?
Flying freeholds in Todwick are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Todwick you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Todwick may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I be wary that 3rd parties that I am dealing with are suggesting a national conveyancing firm as opposed to a local Todwick conveyancing company?
As is the case with lots of service providers, often referrals from relatives can be very helpful. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders may recommend solicitors to retain. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to appoint your own lawyer. Don't forget that most banks specify a panel list of solicitors you are obliged to use for the lender aspect of your transaction.
My aunt completed her conveyancing in Todwick in 2005. She has since got married, divorced and has recently remarried. She intends to market the house next summer. I suspect that she will simply be requested to provide a copy of the marriage certificates to the conveyancer but she is anxious it could frustrate the sale of the house. Should she instruct a solicitor to update the Land Registry details for the house?
It is not absolutely necessary to bring up to date the title for the property providing you have the evidence needed to show how the name change occurred.
Any purchaser’s lawyer should review the title entries and request evidence to establish the name change for example marriage documentation.