Is there a list of Lloyds panel solicitors in South Yorkshire on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of banks make their panel listings viewable on the web. Where you are in need of a South Yorkshire solicitor on the Lloyds please make the most of our facility.
I have paid off my mortgage with TSB. I assume I don't need a South Yorkshire conveyancer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I recently had an offer accepted on a house in South Yorkshire. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £225. Not long after, the conveyancer contacted me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I are close to exchanging contracts on the sale of our house in South Yorkshire and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street South Yorkshire conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in South Yorkshire. Having lived in South Yorkshire for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am buying my first flat in South Yorkshire with the aid of help to buy. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my conveyancer about the deal as it will adversely affect my loan with Santander. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey done on a house in South Yorkshire in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some banks will not issue a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South Yorkshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in South Yorkshire to see if the conveyancing costs will increase in light of this.
Taking into account that I am about to spend £400,000 on a terraced house in South Yorkshire I would like to talk to a lawyer about myhome move before appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your property ownership legalities in South Yorkshire.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in South Yorkshire should be the figure that you are charged.