I am getting a mortgage offer from Lloyds. I would like to enlist the help of a Licensed Conveyancer in North Wembley. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

In the event thatI was to acquire a simple residential homein North Wembley mortgage fee and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in North Wembley?

The sole reduction in fees you would achieve is the disbursement for searches. The conveyancing practitioner still be obliged to do everything else - money laundering, correspond with your sellers property lawyer, SDLT return, register the title etc. A marginal saving might be made by not needing to register a charge however it won't be significant.

is it true that all North Wembley solicitor practices on the Nottingham conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. 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.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a North Wembley property lawyer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.

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:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

It is unclear whether my bank requires a lease extension. I have called into my local North Wembley bank branch on numerous occasions and was told they are content with the situation and they would lend. My North Wembley conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

As long as the conveyancer is on the mortgage company panel, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I purchased a semi-detached Victorian house in North Wembley. Conveyancing solicitor represented me and Leeds Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Wembley and other locations in 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 lenders. You can also check the situation with your conveyancing solicitor who conducted the work.

My wife and I are selling a North Wembley bungalow we inherited ten years ago in 2012. I have over a decades worth of conveyancing experience and, although retired, see no reason not to do the legal work. The purchaser's conveyancer has informed me that their bank will not allow you to do your own conveyancing requiring the funds to be sent to a solicitor's bank account.

Mortgage requirements to conveyancers from all mainstream lenders state that If the vendor is not legally represented the buyer’s lawyers should check whether the lender needs to be notified so that a decision can be made as to whether or not they are willing to progress.