My financial adviser has requested my Shenley Church End lawyer’ panel member for the HSBC conveyancing panel. How do I discover this. I have e-mailed my local Shenley Church End office but they have not responded to me.
The sensible thing to do is ask for this information from your Shenley Church End conveyancing practitioner . They should have a central record lender panel numbers.
I happen to be the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Shenley Church End. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the property in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some mortgage companies would take a pragmatic view as this requirement principally exists to identify subsales or the flipping of property.
We are getting a further advance on our mortgage from Aldermore as we intend to carry out a loft conversion to our house in Shenley Church End. Do we need to select a nearby Shenley Church End solicitor on the Aldermore conveyancing panel to deal with the legals?
Aldermore would not normally appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
I have paid off my mortgage with Virgin Money. I assume I don't need a Shenley Church End conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
How does conveyancing in Shenley Church End differ for new build properties?
Most buyers of new build premises in Shenley Church End contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Shenley Church End usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shenley Church End or who has acted in the same development.
I opted to have a survey carried out on a property in Shenley Church End in advance of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies tend refuse to give a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shenley Church End. Conveyancing may be slightly more expensive based on your lender's requirements.
We today become aware that one of the partners of the law firm undertaking the purchase conveyancing in Shenley Church End is a relative of the owners that we are purchasing from. Is this acceptable?
Provided there is no conflict of interest this is allowable. If you are needing a home loan then the mortgage company may have a say as many lenders have specific instructions on this. For example for RBS - Direct Line as of 9/5/2024, the requirements read as follows :