My IFA says he needs my Rocester lawyer’ panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have contacted my local Rocester branch but they cant find it on their system.
The sensible thing to do is ask for this information from your Rocester lawyer . They maintain a central record lender panel numbers.
Our nephew is about to exchange on a new build apartment in Rocester with a home loan from Co-operative. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Rocester. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Principality will insist on your using a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
How does conveyancing in Rocester differ for newly converted properties?
Most buyers of new build property in Rocester come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Rocester usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rocester or who has acted in the same development.
Our bank agreed in principle to give us a mortgage. We instructed a local conveyancer in Rocester last week. Today, our mortgage adviser phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we did not have a clue that the lender had some control over our choice Is this permitted?
You are permitted to choose any property lawyer you wish to appoint including the said conveyancer in Rocester but if your bank aren't happy with them you would have to fork out an extra fee so the mortgage company can retain their own lawyers. On occasion it is possible your solicitor may apply to get included on to the mortgage company panel. You can use web-based tools including lenderpanel.com to find a conveyancing solcitor in Rocester on the mortgage company panel. You can go into your high street bank branch in Rocester. They will know some good conveyancing solicitors in Rocester on the approved list.