I am not well enough to travel far from Woodside Park. Can you please clarify why all Woodside Park solicitors are not on all lender panels?
Pre- 2008 most lenders demonstrated an approach to risk which differs from the current day. The FSA in 2010 instigated a thematic review into fraud which concluded: know the conveyancing practitioners on your panel. Consequently, mortgage companies have since soughtmore information from law firms concerning their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum volume of transactions the lenders set.
Can the conveyancing solicitors identified via your search tool carry out auction conveyancing in Woodside Park?
We know of a number of niche lawyers we can connect you with those conducting auction conveyancing. Woodside Park is just one of our areas of in which our lawyers have a presence.
Do all mortgage companies provide you with an approved list of Woodside Park conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
Woodside Park conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
My fiance and I wish to acquire a newbuild apartment in Woodside Park with a homeloan from Platform Home Loans Ltd.We like our Woodside Park conveyancing practitioner but Platform Home Loans Ltd informed us he's not listed on their "panel". We have to appoint a Platform Home Loans Ltd panel firm or keep our high street solicitor and pay for a Platform Home Loans Ltd panel lawyer to act for them. This seems very unfair; Can we not simply insist that Platform Home Loans Ltd use our lawyer?
Unfortunately,no. The mortgage offered to you contains various provisions, a common one being that conveyancers needs to be on the Platform Home Loans Ltd approved list. in the past, most mortgage companies had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
Is there a list of Bank of Ireland panel solicitors in Woodside Park on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few banks make their panel listings viewable over the internet. Where you are in need of a Woodside Park conveyancer on the Bank of Ireland please use our tool.
I have paid off my mortgage with Principality. I assume I don't need a Woodside Park conveyancing practitioner on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Woodside Park solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Woodside Park postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Woodside Park.
Are there restrictive covenants that are commonly identified as part of conveyancing in Woodside Park?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Woodside Park. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’