It has come to my attention via my mortgage adviser that my Caergwrle lawyer is not on the bank Conveyancing panel. How can I check?
The sensible course of action for you to take is to call your Caergwrle lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
My partner and I changing mortgage lender for our maisonette in Caergwrle with Bank of Ireland. We have a son 19 who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Bank of Ireland conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Bank of Ireland 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 Bank of Ireland. This is solely used to protect Bank of Ireland 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 Bank of Ireland 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.
I am assisting my mother sell her house in Caergwrle. Does the conveyancing solicitor order an EPC or do I organise this?
After the abolition of Home Information Packs, energy performance certificates became a compulsory part of selling a property. An energy performance certificate needs to be commissioned prior to the property being marketed. It is not a task that law firms normally organise. If you are using a Caergwrle conveyancing lawyer they might be willing to arrange energy performance certificates due to their relationships with reputable Caergwrle accredited person
We had selected solicitors locally in Caergwrle on the Nationwide solicitor panel. They are now charging me a further fee for handling the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. The fee is not dictated by Nationwide but by your Caergwrle solicitor. Numerous firms on the Nationwide panel will levy an ‘acting for lender’ fee but some firms include it on their overall fee.
It is not clear whether my bank requires a lease extension. I have called my Caergwrle bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Caergwrle conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Caergwrle for a purchase of a leasehold flat 10 months ago. How can I check that my home is not still registered in the name of the previous owner?
The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Caergwrle conveyancing specialists.
I have been searching for Caergwrle online conveyancing estimates. Can I be sure that all the Caergwrle firms that are listed on your site are on the mortgage company conveyancing panel?
The law firms on our directory have advised us that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the bank panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Caergwrle firm being on the bank conveyancing panel is incorrect.