I sincerely hope you can assist me. My Mortimer conveyancer is advising me that he has toapply for Mortimer conveyancing searches becausethe firm are on the Virgin Moneyapproved lawyer panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Mortimer conveyancing searches.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Mortimer solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Mortimer off the council. I have a mortgage agreed with Nationwide. 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
The mortgage over my property is with Barclays for my property in Mortimer. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval in advance of renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
Will our conveyancer be raising enquiries concerning flooding during the conveyancing in Mortimer.
Flooding is a growing risk for solicitors dealing with homes in Mortimer. There are those who buy a property in Mortimer, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a number of checks that may be undertaken by the buyer or by their solicitors which should figure out the risks in Mortimer. The standard information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to determine whether the premises has suffered from flooding. If the premises has been flooded in past and is not revealed by the vendor, then a purchaser may issue a compensation claim resulting from an misleading reply. The purchaser’s solicitors will also conduct an enviro search. This will higlight whether there is any known flood risk. If so, more detailed investigations will need to be made.
I am selling my house. My past solicitors has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Mortimer if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Mortimer. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I dont have enough spare funds to pay a 10% deposit on my flat purchase in Mortimer , but I am keen go ahead. What can I do?
You can accept a lesser deposit. Many vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second