I am buying a property without a mortgage in Matlock. I have resided for the last Seventeen years in Matlock. Conveyancing searches are exorbitant. Given that I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then almost all of the Matlock conveyancing searches are at your discretion. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but she is duty bound to take that path of encouragement . One thing to consider; if you are going to dispose of the house at a future date, it may be of relevance to your prospective purchaser what the searches contain. On occasion premises with no practical issues can still reveal unfavourable search results. A good conveyancing solicitor in Matlock will provide you some practical guidance here.
Is it the case that all Matlock CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved practices?
It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
My wife and I have arranged a further advance on our home loan from Coventry BS as we intend to carry out improvements to our property in Matlock. Do we need to select a high street Matlock solicitor on the Coventry BS conveyancing panel to deal with the paperwork?
Coventry BS would not normally appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Matlock lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
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
My wife and I have a renovated Victorian property in Matlock. Conveyancing lawyer represented me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Matlock and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who conducted the work.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Matlock is the location of the property. Is there any advice you can impart?
Flying freeholds in Matlock are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Matlock you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Matlock may ascertain 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 property.
Are there any apps to assist me to search for a Matlock law firm on the Lloyds TSB Bank conveyancing panel? I have wheels and am happy to travel upto 10miles to meet the solicitor.
You can use the facility on this website. Please select a bank and your location and you will see a number of Matlock conveyancing lawyers based on proximity. We have detailed some Matlock conveyancing firms towards the end of this page and you can contact them to see whether they are on the Lloyds TSB Bank member panel