My apartment in Dorridge is up for sale and I have accepted an offer. Will the property lawyer need to be on the Bank of Ireland conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
is it true that all Dorridge solicitor firms on the Aldermore conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be overseen by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
We have agreed to purchase a house in Dorridge. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Kent Reliance your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties nationwide and is not restricted to Dorridge.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Dorridge lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
My wife and I are planning on selling our home in Dorridge and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Dorridge conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Dorridge. We have lived in Dorridge for three years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Dorridge is the location of the property. Is there any advice you can give?
Flying freeholds in Dorridge are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dorridge you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dorridge may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In surfing the internet for the words cheap conveyancing in Dorridge it brings up numerous property lawyersin the area. How do I determine which is the suitable solicitor for my move?
The best way of finding the right conveyancer is through a trusted recommendation, so enquire of friends and those you trust who have bought a property in Dorridge or the local estate agent or mortgage broker. Fees for conveyancing in Dorridge vary, so it's advisable to obtain a minimum of three quotes from different companies. Make sure that you clarify that the costs are guaranteed not to escalate.