We are buying a 3 bedroom flat in Trentham with a mortgage. We like our Trentham lawyer, however the lender advise he's not on their "panel". It appears that we have no option but to select one of the lender panel solicitors or retain our Trentham conveyancing practitioner and pay for one of their panel firms to act for them. This seems very unfair; are we not able to require that the mortgage company use our Trentham solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders 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. A further alternative is for your Trentham conveyancing lawyer to apply to be on the conveyancing panel.
My god-son is in the process of securing a newly built flat in Trentham with a home loan from Santander. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are due to move home in July. Should my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Trentham. Conveyancing firm was organised before I stumbled across this page.
On the day of completion you can collect the keys from the property agent however this can only occur after the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you can inform the removal company that you are ready to move in. We do not recommend a specific removal organisation but can help you find a residential property solicitor in Trentham or a firm with expertise in conveyancing in Trentham.
is it true that all Trentham solicitor practices on the Aldermore conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be overseen by the SRA. Many mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
It is unclear whether my mortgage offer requires a lease extension. I have called my Trentham building society branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Trentham conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend based on their specific requirements. Who do I believe?
The conveyancer must comply with the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
My wife and I have a semi-detached Edwardian property in Trentham. Conveyancing practitioner represented me and Aldermore. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be 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 Trentham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the purchase.
How straightforward is it to use the search facility to find a conveyancing practitioner in Trentham on the authorised to act for my bank?
1st choose a bank such as Nationwide Building Society, Leeds Building Society or Platform Home Loans Ltd then type in your preferred area for instance Trentham. Conveyancing organisations in Trentham and nationally should be shown.
I am using a search engine for the term conveyancing in Trentham it reveals numerous solicitorslocally. How do I determine which is the suitable conveyancing solicitor for the sale of my house?
The best method of seeking a suitable conveyancer is via personal recommendation, so enquire of colleagues and family who have acquired a property in Trentham or a local estate agent or mortgage broker. Fees for conveyancing in Trentham vary, so it's a good idea to secure at least four quotes from varying types of companies. Dont forget to clarify what costs in the quote includes.