I have just been advised by my IFA that my Castle Bromwich solicitor is not on the mortgage company Conveyancing panel. How can I check?
The first thing you need to do is to call your Castle Bromwich lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Castle Bromwich conveyancing practice that is on the approved list of lawyers for your mortgage company.
I sincerely hope you can help me. My Castle Bromwich lawyer is assuring me that he is legally obliged toapply for Castle Bromwich conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. Is this really necessary?
You have limited options available to you. As you are taking a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Castle Bromwich conveyancing searches.
We have agreed to purchase a house in Castle Bromwich. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Aldermore your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties nationwide and is not limited to Castle Bromwich.
I am currently in the process of buying my council flat in Castle Bromwich. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Castle Bromwich is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my property are lost. The solicitors who did the conveyancing in Castle Bromwich 4 years ago no longer exist. Will I be able to sell the house?
As long as the title is registered the details of your proprietorship will be recorded by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, identify your property and obtain current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
My lender have just issued us with a mortgage offer. We are using a long established conveyancer in Castle Bromwich yesterday. A couple of hours ago, our financial adviser called to say that the lender said that we cannot use our solicitor as they aren't on their panel. As FTB's, we had no idea that the lender had some control over our choice Is this legal?
You are at liberty to select any conveyancing solicitor you want to instruct including the said conveyancer in Castle Bromwich nevertheless if they are not on the your bank's panel you will have to fork out additional cost so your lender can instruct their own conveyancer too. On occasion it is conceivable that your preferred conveyancing firm to get added to the bank list of approved firms. Do make the most of online search facilities including lenderpanel.com to find a conveyancing solcitor in Castle Bromwich on the mortgage company panel. You can go into your high street mortgage company branch in Castle Bromwich. They will know some good conveyancing solicitors in Castle Bromwich on the approved list.