I am nearing exchange of contracts for my maisonette in Headingley and the estate agent has just telephoned to say that the buyers are changing their solicitor. The excuse is that the bank will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Headingley ?
Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lending institutions attribute this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
Do the Building Society Association intend to launch a online directory to to identify firms on the Melton Mowbray Building Society conveyancing panel for example in Headingley?
Lexsure has not been advised of any plans on the part of the BSA to develop such a search facility.
We are buying a terrace house in Headingley. We would like to convert the garage to a playroom at the property.Will legal conveyancing on the property involve investigations to determine if these works are allowed?
Your solicitor should review the deeds as conveyancing in Headingley will occasionally reveal restrictions in the title deeds which prevent certain changes or need the permission of another owner. Some works require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
My partner and I have arranged a further advance on our home loan from Principality as we wish to carry out renovations to our home in Headingley. Are we obliged to appoint a local Headingley solicitor on the Principality conveyancing panel to handle the legals?
Principality don't usually require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I have paid off my mortgage with Nottingham. I assume I don't need a Headingley lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
What will a local search reveal regarding the house I am purchasing in Headingley?
Headingley conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays a central part in most Headingley conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Is it simple use your search facility to select a conveyancing lawyer in Headingley on the authorised to act for my lender?
Step one is to select a mortgage company such as Halifax, Skipton Building Society or Britannia then specify your preferred area such as Headingley. Conveyancing practices in Headingley and across England and Wales should be identified.