My property lawyer in Trelogan has never been on on the National Westminster Bank Solicitor Panel. Can I still continue with my prefered solicitor even though they are excluded from the National Westminster Bank list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Trelogan solicitors but National Westminster Bank will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the total legal fees and result in delays.
- Choose an alternative lawyer to act in the purchase, obviously checking they are National Westminster Bank approved.
- Try to convince your National Westminster Bank based solicitor to seek to join the National Westminster Bank panel
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Trelogan?
There are many recorded licenced Conveyancers in Trelogan and Solicitor firms in Trelogan who can assist with your conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Trelogan lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
The mortgage over my property is with Yorkshire BS for my property in Trelogan. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.
We are downsizing from our house in Trelogan and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Trelogan lawyer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing outfit as opposed to a conveyancing solicitor in Trelogan. Having lived in Trelogan for many years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How does conveyancing in Trelogan differ for newly converted properties?
Most buyers of new build residence in Trelogan come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Trelogan tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Trelogan or who has acted in the same development.
As co-executor for the will of my grandfather I am disposing of a house in Cardiff but live in Trelogan. My lawyer (who is 235 kilometers from mehas requested that I execute a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Trelogan to witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Trelogan based
There are a number of properties in Trelogan on private roads. My husband and I are acquiring one such property. What would be the pros and cons of buying a property on a privately owned road?
Trelogan conveyancing solicitors will be used to dealing homeson unadopted roads. The conveyancer will investigate title to identify any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that residents make annual payments for the upkeep of the road. Where there is one, the road should be maintained and appear nicer than publicly adopted.