My fiance and I are hoping to buy a 2 bedroom apartment in Whissendine with a loan from Bank of Ireland.We would like to retain our Whissendine conveyancing lawyer but Bank of Ireland advised that her practice is not listed on their approved list of member firms. We have to appoint a Bank of Ireland panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, one of which will be that conveyancers will be on the Bank of Ireland approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 Bank of Ireland
is it true that all Whissendine solicitor practices on the Leeds Building Society conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the SRA. Many mortgage companies do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
We previously chose conveyancing lawyers with offices in Whissendine on the Nationwide solicitor panel. They are now charging me a further sum for dealing with the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer is entitled to charge a fee for this. This fee is not set by Nationwide but by your Whissendine conveyancing practitioner. Numerous firms on the Nationwide panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Whissendine solicitor on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Whissendine is where the house is located. Is there any advice you can give?
Flying freeholds in Whissendine are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Whissendine you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whissendine 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 premises.
Taking into account that I will soon spend over three hundred thousand on a house in Whissendine I wish to talk to a lawyer concerning thetransaction prior to appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer who will be conducting your conveyancing in Whissendine.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Whissendine should be the amount on the final invoice that you are charged.
My husband and I are first time buyers - had an offer accepted, but the selling agent informed us that the owners will only proceed if we use their preferred solicitors as they want a ‘quick sale’. We would rather use a family solicitor who is accustomed to conveyancing in Whissendine
It is highly unlikely the sellers are behind this. Should the owner require ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Contact the owners directly and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you are going to instruct your own,trusted Whissendine conveyancing solicitors - as opposed tothose that will provide the estate agent a introducer fee or hit his conveyancing thresholds pre-set by HQ.
Why do I have to supply my property lawyer with various items of ID before they can commence with selling or buying a property in Whissendine?
Whissendine lawyers are required by the Law Society, Solicitors Regulation Authority, the Land Registry and current AML legislation to record that the have checked the identity of their clients. It is also sometimes a condition of your lender if you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and date of birth.