I am progressing with the sale of my maisonette in Workington and the estate agent has just text me to say that the purchasers are swapping law firm. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. On what basis would a major mortgage company only engage with certain solicitors rather the firm that they want to choose for their conveyancing in Workington ?
UK lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions justify this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Workington. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?
Given you plan to refinance then Lloyds will insist on your using a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
My wife and I are close to exchanging contracts on the sale of our home in Workington and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing outfit rather than a conveyancing solicitor in Workington. Having lived in Workington for three years we know of no issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
As co-executor for the will of my aunt I am selling a property in Monmouth but live in Workington. My lawyer (who is 200 miles awayneeds me to execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Workington who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are located in Workington
How easy is it to change a solicitor as I need to find a Workington based firm who is on the lender conveyancing panel. Is it advisable to appoint a new law firm?
In the event that you have not formally instructed a solicitor to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Workington that you're considering.