We wanted to use a property lawyer in Clayton for our house purchase. Our broker has since notified us that our bank Nottingham Building Society won't deal with them. Why is this not regarded as unfair competition?
Lenders ordinarily imposes restrictions either the category or the amount of conveyancing practices on their panel. A common example of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have reduced the amount of solicitor practices they permit to act for them. Be aware that Nottingham Building Society have no responsibility for the quality of advice provided by any member of Nottingham Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there remains mixed opinions about the level of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Clayton only carry out a couple conveyances a year.
We are getting a further advance on our mortgage from Co-operative as we want to carry out a loft conversion to our house in Clayton. Do we need to appoint a high street Clayton solicitor on the Co-operative conveyancing panel to handle the paperwork?
Co-operative would not normally require firms on their conveyancing panel 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 Co-operative panel.
About to purchase maisonette in Clayton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore 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 Clayton lawyer is on the Aldermore conveyancing panel.
Coventry BS have agreed my mortgage in principle, my offer on a flat in Clayton has been agreed to, now what?
The property agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Call up Coventry BS or the financial adviser and finalise any relevant forms. Coventry BS will appoint a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Coventry BS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Clayton.
I acquired my home on 7 November and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Clayton expressed confidence that it will be dealt with in less than a month. Are transfers in Clayton uniquely lengthy to register?
As far as conveyancing in Clayton registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry have to notify any third persons or bodies. As of today in the region of three quarters of submission are completed within 12 days but occasionally there can be extensive hold-ups. Registration occurs after the buyer is living at the property thus 'speed' is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
I am 18 days into a freehold purchase having been recommend to conveyancers by the estate agent to handle our conveyancing in Clayton. I am am starting to be dissatisfied with the quality of service. Can you you assist me in finding new lawyers?
They would have to be really poor in order to consider diss instructing them. Has your mortgage been issued? If so you need to advise them of the new contact details and ensure the loan are issued to the new lawyers. The solicitor ideally needs to be on the banks approved list to avoid escalating costs and complications. That should be your starting point. The find a solicitor tool should help you find a bank approved lawyer for your conveyancing in Clayton
How does one as executor remove a departed person's name from the title register for a property in Clayton?
If a Clayton property is co-owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. You are not required to amend the title as in the event of a sale your lawyer would just be required to supply proof as to the reason the co owner is not a party to the contract, such as a grant of probate.
With the aim of making the sale conveyancing more straight forward for the sale of the property you may arrange to have the deceased name removed from the title register by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.