Our bank has recommended a law firm on their panel based in Westerham but I would rather instruct a conveyancing lawyer in Westerham local to me. Are you able to assist?
It is by no means the case that all Westerham conveyancing practices are approved and listed on all lender’s conveyancing panel. Do make the most of our search tool to find a Westerham conveyancing conveyancer on the on the lender panel.
I have paid off my mortgage with TSB. I assume I don't need a Westerham lawyer on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
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 have a mortgage with RBS for my property in Westerham. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval prior to renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel lawyer.
I recently had an offer accepted on an apartment in Westerham. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £150. Not long after, the lawyer 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.
five months have gone by since my purchase conveyancing in Westerham completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Westerham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Westerham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westerham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westerham may decide 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 residence.
I have been recommended a conveyancing solicitor in Westerham. I I would like to check if they are on the lender's conveyancing panel. Can you or the lender confirm if they are on the panel?
It’s a good idea contact the conveyancer to check if they are on the bank's approved list. If that does not help get in touch with us and we can make some checks for you. If they are not on the bank panel we we can help find a quality conveyancing solicitor in Westerham on the panel for your lender.