I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Wombwell?
Do check but the the likelihood is that give you one of their panel conveyancers if you accept the "fee-free" deal. Speak to the mortgage company and see if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Wombwell.
My wife and I are buying a property in Wombwell. It might be a silly question but how we can trust a solicitor? At some point we will need to put our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Barclays. I assume I don't need a Wombwell lawyer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
The mortgage over my property is with Skipton for my property in Wombwell. Conveyancing was finalised 12 months ago. In the event that I decide 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 Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval prior to renting your property as this is likely to be a breach of Skipton’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 Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.
What can a local search tell me concerning the property we're buying in Wombwell?
Wombwell conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central part in many a Wombwell conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who handled the conveyancing in Wombwell 10 years ago have long since closed. What are my options?
Nowadays there are duplicates made of almost everything, and your solicitor will know precisely where to look for all the relevant documentation so you can buy or sell your property without any difficulty. Where copies are not available, your lawyer may be able to put in place insurance or indemnities against possible claims on your property.
Should I be concerned about 3rd parties that I am dealing with are recommending a web based conveyancing firm rather than a High Street Wombwell conveyancing company?
As with lots of professional services, often referrals from family and friends can be very helpful. But there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and banks might all suggest solicitors to retain. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are at liberty to select your preferred conveyancer. You need to be aware that some mortgage providers have an approved list of lawyers you have to use for the mortgage aspect of your transaction.