What happens if my solicitor is expelled from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Altrincham?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is it the case that all Altrincham CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?
A selection of lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Altrincham property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
About to purchase maisonette in Altrincham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Altrincham conveyancer is on the Santander conveyancing panel.
three months have elapsed following my purchase conveyancing in Altrincham took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am a fortnight into a leasehold purchase having been directed to a firm by the selling agent to perform conveyancing in Altrincham. I am am starting to be frustrated with the level of service. Can you help me find new solicitors?
They would have to be really bad to suggest replacing them. Has your mortgage offer been generated? In the event that it has you will need to advise them of the new lawyer and get the loan are issued to the new lawyers. Your conveyancer should be on the lenders panel to avoid added costs and complications. That should be your starting point. Our find a solicitor tool should help you find a bank approved conveyancer for your conveyancing in Altrincham
How up-to-date is your database of lawyers on the mortgage company conveyancing panel in Altrincham? Do the mortgage companies send you an updated list?
Altrincham firms and firms carrying out conveyancing in Altrincham themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the lender directly.