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Mortgage Express (No 2) Conveyancing Panel Example Support Desk Enquires
I instructed a law firm to conveyancing on my house purchase six weeks ago having applied for a mortgage with Mortgage Express (No 2). The firm reassured me that they are on Mortgage Express (No 2) conveyancing panel and provided me their panel number. Mortgage Express (No 2) then ,via my broker advised that their panel number was dormant and would need to be reactivated. What happens next? Should I appoint a new solicitor listed on the conveyancing panel for Mortgage Express (No 2)?
The answer depends on whether you still have confidence in the said solicitors and how long it will take for the firm to be reinstated on the Mortgage Express (No 2) conveyancing panel You may wish to enlist the help of your broker to check with the Mortgage Express (No 2) as to the time frame to get your lawyer reinstated on the panel once again.
I do hope you can help me. My solicitor is informing me me that he has to conduct a Local Authority search stemming from the fact that the firm are on the Mortgage Express (No 2) approved lawyer panel. Is my lawyer correct?
You have limited options available to you. As you are taking a mortgage with Mortgage Express (No 2) your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of Mortgage Express (No 2)’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements last updated Mortgage Express (No 2). even if you were a cash buyer you would be ill advised not to carry out a local authority search.
Do lenders provide you with an approved list of solicitors? How do you know who is on the Mortgage Express (No 2) conveyancing panel?
The law firm practices themselves provide us confirmation that they are on the Mortgage Express (No 2) conveyancing panel as opposed to being supplied with a list from Mortgage Express (No 2) directly.
I am in the process of remortgaging my property does my lawyer need to be on the Mortgage Express (No 2) Solicitor panel?
There is nothing to stop you using your solicitor but Mortgage Express (No 2) will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
The mortgage over my property is with Mortgage Express (No 2). Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Mortgage Express (No 2)?
Mortgage Express (No 2) must be informed of your intention prior to renting your property as this is likely to be a breach of Mortgage Express (No 2)’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Mortgage Express (No 2) directly. You need not do this via a Mortgage Express (No 2) conveyancing panel lawyer.
I have instructed a lawyer having made sure that they are on the Mortgage Express (No 2) conveyancing panel. Does my lawyer arrange the survey of the property?
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Having digested plenty of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Mortgage Express (No 2) conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Mortgage Express (No 2) will need an independent valuation of the property. Your lawyer will not arrange this. Usually Mortgage Express (No 2) 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.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
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Your 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 postcode. As you are getting a mortgage with Mortgage Express (No 2) you could contact your them to see if they have a list of approved surveyors.
My ex -wife’s name is on the Mortgage Express (No 2) mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Mortgage Express (No 2) mortgage in order to sell?
In terms of the Mortgage Express (No 2) mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Mortgage Express (No 2) in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.