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How does my firm apply to be on the Rooftop Mortgages Ltd Conveyancing Panel? How can my firm be reinstated onto the Rooftop Mortgages Ltd Conveyancing Panel?Find an Approved Solicitor on the Rooftop Mortgages Ltd Conveyancing Panel
Frequently asked questions relating to the Rooftop Mortgages Solicitor Panel
My fiance and I are FTBs. Within the 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Rooftop Mortgages have this afternoon contacted us to inform me that there is now an issue as our conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.
In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitors should contact Rooftop Mortgages and see if they can apply for membership of the Rooftop Mortgages conveyancing panel, but if that is not viable Rooftop Mortgages will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the Rooftop Mortgages conveyancing panel and you may continue to use your own solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
My partner and I are refinancing our apartment with Rooftop Mortgages. We have a son approaching twenty who lives with us. The solicitor on the Rooftop Mortgages conveyancing panel has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the Rooftop Mortgages conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Rooftop Mortgages conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Rooftop Mortgages .This is solely used to protect the Rooftop Mortgages if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Rooftop Mortgages had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Are the lawyers identified as being on the Rooftop Mortgages conveyancing panel, together with their details provided by Rooftop Mortgages?
The law firm practices themselves provide us confirmation that they are on the Rooftop Mortgages conveyancing panel as opposed to being supplied with a list from Rooftop Mortgages directly.
My grandmother passed away 10 months ago and as sole heir and executor was left the house. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Rooftop Mortgages , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Rooftop Mortgages will insist on your using a conveyancer on the Rooftop Mortgages conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Rooftop Mortgages conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Rooftop Mortgages mortgage is registered as a charge at the Land Registry.
Is it common for Rooftop Mortgages to withdraw a mortgage offer and what would be the reasoning?
Lenders such as Rooftop Mortgages can withdraw their mortgage offer although this rarely happens. In the unlikely event that Rooftop Mortgages withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are various possible reasons but here are 5 examples:
- Rooftop Mortgages may amend or withdraw an offer if the Rooftop Mortgages conveyancing panel solicitor is unable to confirm compliance with any of the conditions of the mortgage offer or if any of the terms of the mortgage offer cannot be satisfied
- If the financial circumstances of the borrower have changed to the detriment and the Rooftop Mortgages has been notified
- Situations where information provided by the borrower that enabled the lender to make a lending decision is fraudulent, incorrect or misleading.
- Where the Lender’s right to possession is fettered in some way
- If the solicitor on the Rooftop Mortgages conveyancing panel acting for the applicant, borrower, mortgagor or guarantor cannot comply with Rooftop Mortgages ‘s instructions
I have today made my last payment due on mortgage with Rooftop Mortgages. I assume I don't need a solicitor on the Rooftop Mortgages panel to remove the mortgage at the Land Registry. Please confirm
If you have finished paying off your Rooftop Mortgages 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 Rooftop Mortgages mortgage from the register. Rooftop Mortgages,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 the Rooftop Mortgages has sent the Land Registry the discharge electronically, and
the Rooftop Mortgages has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Rooftop Mortgages mortgage has been paid off.
Completion of my purchase has taken place with a loan from Rooftop Mortgages. Conveyancing was satisfactory but I feel I should register my dissatisfaction about Rooftop Mortgages. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the Rooftop Mortgages branches or the Customer Services Department at Rooftop Mortgages head office. We understand that complaints to Rooftop Mortgages are resolved very quickly. However if you are not satisfied that the matter is resolved you can write to the
Financial Ombudsman Service with full details of your complaint.
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Transfer of Equity for Rooftop MortgagesPlease note that Lexsure Ltd is in no way associated with nor affiliated with Lexsure Solicitors