Me and my wife are acquiring a ground floor flat in Hawes. My property lawyer has never been on on the lender conveyancing panel. Is it possible for me to use my Hawes conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
One must appoint a conveyancing practitioner to complete the legal work required if you need a mortgage to purchase your property. The conveyancing practitioner will carry out all the necessary due diligence on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. You can select a Hawes property lawyer of your choice. However, where the conveyancer appointed is not on the mortgage company solicitor panel further charges will be incurred as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so if your conveyancer has not in the past applied for membership they can do so.
My solicitor has identified a a problem with the lease for the property we are buying in Hawes. The seller’s lawyers have put forward title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer says that he must ensure that the mortgage company is content with this solution. Who is the client here, us or the bank?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. These conveyancing instructions must be adhered to.
A friend advised me that in buying a property in Hawes there could be various restrictions prohibiting external changes to a property. Is this right?
We are aware of anumerous of properties in Hawes which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Hawes should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we tell if a Hawes conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Hawes seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.
After months of negotiation I have agreed a price on a house in Hawes. My mortgage broker suggested a solicitor. I paid an on account payment of £150. Soon after, the conveyancing practitioner called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How easy is it to use your search tool to select a conveyancing solicitor in Hawes on the approved list for my bank?
1st choose a mortgage company such as Yorkshire Building Society, Chelsea Building Society or Clydesdale then choose your preferred area for instance Hawes. Conveyancing practices in Hawes and nationally should be listed.
I acquired a flat in Hawes last 10/11/2017 and to date it is still not registered with HMLR. It is part of a new estate and my property lawyer told me that it may take 12 months to complete the registration formalities. I have called HM Land Registry directly and they have informed me the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
It is your property lawyer that you must contact in order to satisfy any issues which have been raised as part of the registration formalities for your Hawes property. Normal Hawes conveyancing practice includes an undertaking on the part of the vendor’s lawyer that they will assist in resolving any registration raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.