My IFA has requested my Looe solicitor’s panel member for the HSBC conveyancing panel. Can you suggest how I discover this. I have called my local Looe office but they cant find it on their system.
You are best placed to get this information from your Looe conveyancer . They maintain a central record lender panel numbers.
What is the difference between a licensed conveyancer and conveyancing solicitor in Looe
Two types of professional can do conveyancing in Looe namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the sale or purchase of property. Both are duty bound to perform Looe conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally administered and that all requirements and steps should be correctly followed.
Can I be sure that the Looe conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Looe getting recommendations is a good 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 advocate that you speak with the lawyer conducting your conveyancing.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Looe property lawyer on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
The deeds to my home are lost. The solicitors who conducted the conveyancing in Looe 4 years ago no longer exist. What do I do?
You no longer need to hold title deeds to evidence that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I'm buying my first flat in Looe benefiting from help to buy. The builders would not move on the price so I negotiated 6k of extras instead. The sale representative told me not inform my lawyer about this extras as it will impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Looe and how can you help?
The particular law that you refer to gives protection to business leaseholders, granting the a statutory right to make a request to court for a new tenancy and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Looe is one of our hundreds of locations in which the firms we work with are based