Me and my partner are purchasing a 1 bedroom apartment in Tedburn St Mary with a mortgage. We would like to retain our Tedburn St Mary solicitor, however the lender says she’s not on their "panel". We have to appoint one of the lender panel solicitors or keep our Tedburn St Mary conveyancer as well as pay for one of their panel firms to represent them. We regard this is unjust; can we not demand that the bank use our Tedburn St Mary conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Tedburn St Mary conveyancing lawyer to apply to be on the conveyancing panel.
When can the exchange of contracts occur in residential conveyancing in Tedburn St Mary and do I need to attend the solicitors office?
Where you are round the corner to one of the conveyancing solicitors in Tedburn St Mary you are welcome to attend to sign contracts. That being said, the law practices we recommend offer a national conveyancing service and give just as diligent and professional a job for you when dealing with you digitally. The signing of the property agreement is not the important part. Signing on the dotted line simply enables the firm to officially exchange at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Tedburn St Mary)to be in the office available at the end of the phone to exchange contracts.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Tedburn St Mary. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
Given you intend to refinance then Barclays will require that you use a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
My stepmother informed me that in purchasing a property in Tedburn St Mary there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Tedburn St Mary which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Tedburn St Mary should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am purchasing a detached bungalow in Tedburn St Mary. Our aim is to an extension at the rear at the property.Will legal work on the property involve investigations to determine if these alterations were previously refused?
Your property lawyer should review the deeds as conveyancing in Tedburn St Mary will sometimes reveal restrictions in the title documents which prevent categories of changes or require the consent of a 3rd party. Certain additions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being a right pain. The Tedburn St Mary solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
Are there any apps to help locate a Tedburn St Mary law firm on the Bank of Scotland conveyancing panel? I have a car and am prepared to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the tool on this website. Please choose the lender and your location and you will see a number of Tedburn St Mary conveyancing lawyers locally. We have detailed some Tedburn St Mary conveyancing firms at the bottom of this page and you can call them to check whether they are on the Bank of Scotland approved list