Is the fact that my conveyancer in West Moors is not listed on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the West Moors conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Can you help? My West Moors solicitor is informing me me that he is legally obliged toapply for West Moors conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out West Moors conveyancing searches.
Can you explain why leasehold purchase conveyancing in West Moors is more expensive?
In short, leasehold conveyancing in West Moors and usually requires extra due diligence compared to freehold conveyancing. This includes reviewing the lease, liaising with the landlord about serving applicable notices, procuring current service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first granted.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in West Moors. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?
Where you plan to re-mortgage then will insist on your using a conveyancer on the 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 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 mortgage is registered as a charge at the Land Registry.
I'm converting the mortgage on my primary home to a BTL loan with and I will use the rest of the raised equity as a down payment on a second house. The location we are talking about is West Moors. Will your conveyancers be able to act for both sets of banks and tie in the two deals?
Do use our comparison tool on this page to be sure that the conveyancers are approved by both mortgage companies. Having checked that they are the solicitor will be able to connect the two deals but you should talk with you lawyer and communicate your expectations and needs.