I am one month into the sale of my home in Whitby and the EA has just called to warn that the purchasers are swapping solicitor. The excuse is that the bank will only engage with solicitors on their approved list. Why would a leading mortgage company only engage with certain lawyers rather the firm that they want to choose to handle their conveyancing in Whitby ?
Banks have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lending institutions attribute this action to a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
Can your site be used to recommend a Conveyancing solicitor in Whitby even if I’m not buying or selling a house, for example if I wish to acquire a shop in Whitby with a loan from Accord Mortgages Ltd?
The service is predominantly utilised to locate residential conveyancing solicitors in Whitby but we have recorded at the end of this page a selection of Whitby commercial conveyancing firms. You will need to make contact with the company directly to see if they can also act for Accord Mortgages Ltd
My wife and I are buying a house in Whitby. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a DIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Whitby solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Whitby solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am currently in the process of buying my council flat in Whitby. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Whitby I like with open areas and railway links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Whitby in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan that many years may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I need to find a conveyancing solicitor for remortgage conveyancing in Whitby. I have land on a web site which appears to be the perfect answer If it is possible to get all formalities completed via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
The property lawyers carrying out our conveyancing in Whitby has forwarded papers to review that reveal that the land is unregistered with epitome documents. Why is the property not currently recorded at the Land Registry?
The majority of property in Whitby is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Whitby conveyancing lawyers should be capable of dealing with such matters but if any uncertainty prevails the usual proposition nowadays is for the seller to register the title first and thereafter deal with the disposal - this no doubt cause a significant delay.