I am considering applying for a Principality mortgage for purchase of a new build (under development) in Northamptonshire with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am buying a property in Northamptonshire. An unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Barclays your lawyer must check the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Barclays where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Northamptonshire.
The mortgage over my property is with UBS for my property in Northamptonshire. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
UBS must be informed of your intention prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let 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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.
I was told two weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Northamptonshire is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have justbecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Northamptonshire for a purchase of a leasehold flat 9 months ago. How can I check that the property is not still registered in the name of the previous owner?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Northamptonshire conveyancing specialists.
I am 14 days into a residential purchase having been directed to a firm by the estate agent to carry out the conveyancing in Northamptonshire. I am am starting to be disappointed with the quality of service. Can you you assist me in finding new solicitors?
A solicitor would need to be very poor to suggest diss instructing them. Has your mortgage offer been issued? If so you must make them aware of the new solicitor and get the loan are re-sent. Your conveyancer needs to be on the mortgage company approved list to avoid supplemental expenses and delays. That should be your first question of the new conveyancers. Our find a solicitor tool can help you find a lender approved lawyer for your home move in Northamptonshire
I have noted on a number of online forums that before choosing a conveyancing firm they must be approved by your lender. This is my first house move but I have an offer in principle from HSBC and I already have a bricks and morter conveyancing lawyer in Northamptonshire on standby. Can Santander require an approved lawyer to be used? If so, where can I find that list for my conveyancing in Northamptonshire?
You need to use a solicitor that is on the Santander panel. Simply call your chosen Northamptonshire conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a couple of alternatives available to you here:
- Complete the deal with your chosen Northamptonshire lawyer but Santander will need to instruct a property lawyer from their approved list. The net result is additional fees together with likely delay.
- Get a new lawyer to conduct the conveyancing, ensuring that they are on the Santander conveyancing panel.
- Convince your solicitor to seek to join the mortgage company panel.