My husband and I are purchasing a 3 bedroom flat in Grange Over Sands with a mortgage. We like our Grange Over Sands conveyancer, however the bank advise she’s not on their "panel". It appears that we have little option but to use one of the lender panel firms or retain our Grange Over Sands lawyer and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Grange Over Sands conveyancing lawyer to apply to be on the conveyancing panel.
I am only a couple days away from an exchange on a house in Grange Over Sands and my parents have sent the ten percent deposit to my solicitor. I am now informed that as the deposit has not arrived from me my conveyancing practitioner needs to disclose this to my mortgage company. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to hold matters up?
Your lawyer is duty bound to clarify with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Grange Over Sands. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
How does the Landlord & Tenant Act 1954 impact my commercial property in Grange Over Sands and how can you help?
The 1954 Act gives a safeguard to business lessees, giving them the right to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Grange Over Sands
I am looking for a conveyancing practitioner in Grange Over Sands for my house move. Is there any facility to see a firm’s record with the profession’s regulator?
Anyone can review presented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.