I am expecting a offer of a home loan from Santander. I hope to retain the legal services of a Licensed Conveyancer in Delabole. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My partner and I are only a couple days away from an exchange on a house in Delabole and my mum and dad have transferred the 10% deposit to my conveyancer. I am now told that as the deposit has been sent from someone other than me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the bank concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancing practitioner is duty bound to check with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I have been referred to a conveyancing solicitor in Delabole. I need to find out if they are on the HSBC Bank approved list of lawyers. Could you help?
You should e-mail the solicitor and ask them if they can act for the bank. Otherwise you should call HSBC Bank who may be able to confirm.
Does a directory service exist listing Nottingham panel solicitors in Delabole on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings available over the internet. If you are looking for a Delabole conveyancing practitioner on the Nottingham please use our facility.
We expect to receive a AIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Delabole solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Delabole solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have paid off my mortgage with Aldermore. I assume I don't need a Delabole property lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
My wife and I are close to exchanging contracts on the sale of our house in Delabole and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Delabole conveyancer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing outfit rather than a conveyancing solicitor in Delabole. We have lived in Delabole for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You should check with 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)
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Delabole is the location of the property. Can you offer any advice?
Flying freeholds in Delabole are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Delabole you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Delabole may determine 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.