Can you point me to a directory of RBS panel solicitors in Bridgnorth on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings viewable online. Where you are in need of a Bridgnorth solicitor on the RBS please make the most of our tool.
My wife and I have organised the release of further monies on our home loan from Skipton as we intend to conduct improvements to our house in Bridgnorth. Are we obliged to appoint a nearby Bridgnorth solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton would not normally require firms on 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 Skipton panel.
I have paid off my mortgage with Virgin Money. I assume I don't need a Bridgnorth property lawyer 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
What does a local search inform me regarding the property I am purchasing in Bridgnorth?
Bridgnorth conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search is essential in every Bridgnorth conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I purchased a terraced Edwardian property in Bridgnorth. Conveyancing solicitor acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bridgnorth and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who carried out the work.
Due to the guidance of my in-laws I had a survey completed on a property in Bridgnorth in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may refuse to issue a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bridgnorth. Conveyancing will be smoother if you use a solicitor in Bridgnorth especially if they are accustomed to such properties in Bridgnorth.
Do I need to be suspicious by third parties that I am dealing with are suggesting an online conveyancing firm rather than a High Street Bridgnorth conveyancing firm?
As with lots of service providers, often referrals from family and friends can be very helpful. But there are lots of players in a conveyancing matter; estate agents, financial adviser and mortgage companies may recommend lawyers to select. Sometimes the solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the recommendation. You are free to appoint your preferred conveyancer. However, bear in mind that some mortgage providers have an approved list of law firms you must use for the lender related work in your conveyancing.