My husband and I wish to acquire a newly converted apartment in Harrold with a loan from Bank of Scotland.We have a Harrold conveyancing solicitor but Bank of Scotland informed us she’s not listed on their "panel". we are left little option but to use a Bank of Scotland panel solicitor or keep our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage issued to you contains various provisions, a common one being that conveyancers must be on the Bank of Scotland approved list. Until recently, most banks 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 lawyer to apply to be on the conveyancing panel for Bank of Scotland
We are aiming to move property in December. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Harrold. Conveyancing lawyer was found before I stumbled across your page.
On the day of completion you can collect the keys from the property agent but this can only be done when the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. We are not in a position to recommend a specific removal company but can help you locate a residential property solicitor in Harrold or a legal practice that specialises in conveyancing in Harrold.
I have paid off my mortgage with HSBC. I assume I don't need a Harrold solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
Intending to buy a flat in Harrold. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander 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 Harrold lawyer is on the Santander conveyancing panel.
I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Harrold for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harrold conveyancing specialists.
How does conveyancing in Harrold differ for new build properties?
Most buyers of new build property in Harrold come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Harrold tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Harrold or who has acted in the same development.
Should one as executor remove a departed person's details from the title deeds for a property in Harrold?
If a Harrold property is co-owned and one of the proprietors dies, the name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a sale your lawyer would simply be required to supply proof why the joint proprietor is not included in the transfer, such as the probate documents.
With a view to making things simpler for the sale of the property you may apply to have the deceased party removed from the title by applying to HMLR with evidence of the death. There is no charge from the Registry for this service.