Me and my partner are purchasing a ground floor flat in Lydiate. My property lawyer has never been on on the bank approved list. Can I still retain my Lydiate conveyancing solicitor even though they are excluded from the bank approved list?
You have numerous choices open to you here
- Complete the purchase with your preferred Lydiate lawyer but your lender will need to appoint a property lawyer on their approved panel. The net result is additional fees and potential interruption.
- Appoint a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to attempt to join the bank panel
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Lydiate solicitor on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being problematic. The Lydiate solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
About to purchase house in Lydiate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Lydiate solicitor is on the Bank of Ireland conveyancing panel.
Due to the input of my in-laws I had a survey completed on a house in Lydiate before instructing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend not give a loan on a flying freehold premises.
It varies from the lender to lender. Lloyds has different requirements from Halifax. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lydiate. Conveyancing may be slightly more expensive based on your lender's requirements.
How difficult is it to switch conveyancer as I have to instruct a firm on the Virgin Money conveyancing list. I hired a high street conveyancing solicitor in Lydiate round the corner but the firm is not approved by Virgin Money
It would be our pleasure to help you find a conveyancing solicitor in Lydiate on the Virgin Money panel. Please note that the law firms that we list do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Lydiate. In utilising the find a conveyancing solicitor tool on this site, you can contrast costs for conveyancing solicitors in Lydiate and beyond.
I need to find a conveyancing solicitor for some conveyancing in Lydiate. I've chance upon a web site which seems to have the perfect offering If there is a chance to get all formalities completed via web that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?