It has come to my attention via my financial adviser that my Hadfield solicitor is not on the bank Conveyancing panel. How can I be certain if this is indeed the case?
The first thing you need to do is to call your Hadfield lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they may be able to suggest a Hadfield conveyancing firm that is on the approved list of lawyers for your mortgage company.
I am the registered owner of a freehold property in Hadfield but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Hadfield and has limited impact for conveyancing in Hadfield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
Having spent time scouring consumer advice sites for a conveyancing lawyer in Hadfield, most say that I must use a CQS assured solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol the standard includes many partnerships who handle conveyancing in Hadfield.
We have a mortgage agreed in principle with Co-operative. Hadfield conveyancing solicitors were selected. How long does it take for Co-operative to send the offer to the conveyancer?
Some lenders take longer than others. Have Co-operative conducted the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Hadfield lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
My offer was accepted on a house in Hadfield on 6/3/2024, valuation was booked 3 days later, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
My husband and I are new on the property ladder - agreed a price, yet the selling agent told us that the owners will only issue a contract if we appoint the agent's preferred conveyancers as they need an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Hadfield
We suspect that the owner is not behind this demand. Should the seller desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your own,trusted Hadfield conveyancing firm - as opposed tothose that will provide their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by HQ.