My wife and I have recently appointed a conveyancing solicitor in Brackla. I I am struggling to find out whether they are accepted on the Coventry Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should call the lawyer and ask them if they can act for the lender. Alternatively please get in touch with Coventry Building Society who may be able to assist.
is it true that all Brackla solicitor firms on the HSBC conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.
We expect to receive a DIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Brackla solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Brackla solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Brackla lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
It has been three months since my purchase conveyancing in Brackla completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 property 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 decided to have a survey completed on a house in Brackla ahead of instructing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies may refuse to grant a loan on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Brackla. Conveyancing will be smoother if you use a solicitor in Brackla especially if they regularly deal with such properties in Brackla.
Can you offer any advice when it comes to choosing a Brackla conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Brackla conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Brackla conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
If the firm is not ALEP accredited then what is the reason? What are the costs for lease extension work?
Leasehold Conveyancing in Brackla - Sample of Queries before buying
How long is the Lease? It would be wise to find out if the the lease includes any adverse restrictions in the lease. For example it is reasonably common in Brackla leases that pets are not allowed in in a block in Brackla. If you like the propertyin Brackla yet your dog is not allowed to live with you then you will be presented with a difficult determination.