Is it the case that all Waltham Forest solicitors on the RBS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Waltham Forest conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being a right pain. The Waltham Forest solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
I am buying my first flat in Waltham Forest with a mortgage from Clydesdale. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not to tell my conveyancer about the side-deal as it will put at risk my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Waltham Forest is where the house is located. Can you shed any light on this issue?
Flying freeholds in Waltham Forest are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Waltham Forest you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waltham Forest may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I'm converting the mortgage on my current house to a BTL loan with Halifax and intend to use the remaining equity towards a second house. The location we are looking at is Waltham Forest. Will your solicitors be able to act for both sets of mortgage companies and tie in the two deals?
Do use our search tool on this site to check that the solicitors are approved by both banks. On the basis that they are the solicitor should be able to tie up the two transactions but you should have a chat with you conveyancer and specify your expectations and requirements.
My step-father has suggested that I use his conveyancing solicitors in Waltham Forest. Should I use them?
No doubt the ideal way to select a conveyancing solicitor is to get recommendations from friends or relatives who have experience in using the conveyancer that you are are thinking of instructing.