I am obtaining a offer of a home loan from Lloyds. I hope to use a Licensed Conveyancer in Wycombe Marsh. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is a dozen years since I acquired my house in Wycombe Marsh. Conveyancing solicitors have just been retained on the sale but I can't find the title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they may be in the possession of the conveyancers who oversaw your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Wycombe Marsh involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
We're in Wycombe Marsh, FTBs buying with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am due to move home in May. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Wycombe Marsh. Conveyancing firm was found prior to coming across this site.
On the day of completion you can pick up the keys from your estate agent but this can only occur after the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be passed over. After that you should advise the removal men that they can start moving you in. We are not in a position to suggest a particular removal company but can help you choose a residential property solicitor in Wycombe Marsh or a legal practice that specialises in conveyancing in Wycombe Marsh.
When it comes to mortgage companies such as Nationwide, do Wycombe Marsh property lawyers face a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Wycombe Marsh building society branch on numerous occasions and was told they are content with the situation and they will lend. My Wycombe Marsh conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. Who do I believe?
Provided that the solicitor is on the lender approved list, she or he must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I purchased a 4 bedroom Edwardian property in Wycombe Marsh. Conveyancing solicitor represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wycombe Marsh and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who conducted the work.