I am selling my house in Aston on Trent and the EA has just e-mailed to say that the buyers are changing their property lawyer. The excuse is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a leading mortgage company only work with certain solicitors rather the firm that they want to select for their conveyancing in Aston on Trent ?
Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks attribute this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
It is a dozen years since I bought my home in Aston on Trent. Conveyancing solicitors have now been retained on the sale but I am unable to locate the title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with the mortgage company or they may be archived with the solicitor who acted in the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Aston on Trent involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
We are aiming to move property in October. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you recommend a removal company in Aston on Trent. Conveyancing solicitor was organised prior to coming across this page.
On the afternoon of completion you will need to collect the house keys from your estate agent however this should only occur once the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be released. After that you should inform the removal men that they can start moving you in. We are not in a position to suggest a particular removal company but can assist you in locating a residential property solicitor in Aston on Trent or a lawyer with expertise in conveyancing in Aston on Trent.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Aston on Trent conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being a right pain. The Aston on Trent solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I are downsizing from our house in Aston on Trent and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Aston on Trent lawyer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing firm rather than a conveyancing solicitor in Aston on Trent. Having lived in Aston on Trent for three years we know that this is a non issue. Do we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? 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 health insurance to cover that same illness)
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Aston on Trent is the location of the property. Is there any guidance you can impart?
Flying freeholds in Aston on Trent are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Aston on Trent you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aston on Trent may ascertain 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 property.
I need to appoint a conveyancing solicitor for some conveyancing in Aston on Trent. I happened to stumble across a web site which appears to be the ideal offering If it is possible to get all the legals completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?