I am hoping to receive a mortgage with Santander. I would like to enlist the help of a Licensed Conveyancer in Limehouse. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I am about to complete buying a property in Limehouse but as a consequence of wreckage from the recent storms I have managed to agree reparation from the current proprietors in the sum of £3k by way of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process but Nottingham will not permit this. Why were they approached?
The solicitor that is on a Nottingham conveyancing panel is required to inform Nottingham of any amendments to the purchase price. If you were to refuse your lawyer to disclose the reduction to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new solicitor for your conveyancing in Limehouse.
Two weeks ago we had a mortgage agreed in principle with Coventry BS. Limehouse conveyancing lawyers were chosen. How long does it take for Coventry BS to forward the offer to the solicitor?
Some lenders take longer than others. Have Coventry BS done the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Limehouse property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being problematic. The Limehouse solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Limehouse is the location of the property. Can you offer any guidance?
Flying freeholds in Limehouse are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Limehouse you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Limehouse may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it best to choose a Limehouse conveyancing lawyer in close proximity to the house I am purchasing? An old friend can perform the legal work but her office is 200miles drive away.
The primary upside of using a local Limehouse conveyancing firm is that you can pop in to execute documents, deliver your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were impressed that should surpass using an unfamiliar Limehouse conveyancing lawyer solely due to them being based in the area.