My conveyancer has identified a a problem with the lease for the flat we are purchasing in Mold. The other side have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender conditions must be adhered to.
Do the Building Society Association intend to launch a online directory to list firms on the Coventry BS conveyancing panel for instance in Mold?
Lexsure has not been advised of any intention on the part of the BSA to promote such a register.
I have paid off my mortgage with RBS. I assume I don't need a Mold property lawyer on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Mold off the council. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I am selling my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The Mold solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
Do I need to take out insurance to cover chancel repairs when buying a property in Mold?
Unless a previous acquisition of the premises took place after 12 October 2013 you may expect lawyers delivering conveyancing in Mold to continue to propose a a chancel search and or chancel repair liability insurance.
Do online conveyancing companies cover everything a high street Mold solicitor does or must I retain a solicitor for the final stages for my conveyancing in Mold?
If you instruct an online conveyancer they should undertake all the work your Mold conveyancer would cover.