My partner and I are purchasing our first house. The solicitor has e-mailedto enquire if we would like to take out additional conveyancing searches. We are really unsure what's relevant for conveyancing in Torrington
The type of Torrington conveyancing searches depends entirely on the premises, the location, the possibility of any of these risks, your knowledge of the area and risks, your general attitude to risk. What is important is that you adequately appreciate what information each search could give you. You may then make a decision if you personally think you need that information. If in doubt, ask your conveyancer to recommend.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Torrington. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 29/6/2022, the requirements read as follows :
Does a directory service exist listing Nationwide panel conveyancers in Torrington on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of banks make their panel listings visible online. Where you are looking for a Torrington property lawyer on the Nationwide please make the most of our tool.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Torrington lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Torrington. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Aldermore 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 Aldermore 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.
Should our lawyer be asking questions concerning flooding during the conveyancing in Torrington.
Flooding is a growing risk for solicitors carrying out conveyancing in Torrington. Plenty of people will purchase a property in Torrington, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a various checks that can be initiated by the buyer or by their lawyers which can figure out the risks in Torrington. The standard information given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the seller to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer may commence a compensation claim stemming from an misleading reply. The purchaser’s lawyers may also order an enviro search. This will higlight whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.
Do I cancel my mortgage payments with Barclays once a completion date for my home sale in Torrington has been agreed?
No, you must maintain meeting any mortgage payments to Barclays pending the mortgage being redeemed on completion as part of your Torrington conveyancing.