It has come to my attention via my mortgage broker that my Wooler lawyer is not on the lender Conveyancing panel. How can I check?
The sensible course of action for you to take is to contact your Wooler conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Wooler conveyancing firm that is on the approved list of lawyers for your lender.
Last month we had a mortgage agreed in principle with . Wooler conveyancing solicitors have been chosen. How long does it take for to issue the offer to the ?
Some lenders take longer than others. Have done the valuation? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with . I assume I don't need a Wooler on the panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your 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 mortgage from the register. , 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 has sent the Land Registry the discharge electronically, and
- has instructed the Land Registry to do so
After much negotiation I have agreed a price on a house in Wooler. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Shortly after, the contacted me to say that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Me and my brother have a renovated Victorian house in Wooler. Conveyancing solicitor acted for me and . 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 under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to 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 Wooler and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the work.
I inherited a ground floor flat in Wooler, conveyancing formalities finalised in 1995. How much will my lease extension cost? Equivalent flats in Wooler with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 50
With only 50 years left to run we estimate the premium for your lease extension to span between £36,100 and £41,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
My husband and I have recently had an offer accepted on a property and had an appointment on Tuesday with Leeds Building Society for the mortgage. They have informed me that when it comes to choosing a that if they are not on their approved panel of then we will be subject to an an additional fee of about two hundred pounds. This is is due to the fact that they will then have to instruct a solicitor to act for them as well as the one we choose to act on our behalf and we are liable for their invoice. I have requested Leeds Building Society to send me with a list so I can seek quotes only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You should ask Leeds Building Society what their panel criteria is for a conveyancer.Thereafter ask the of your choice whether they meet the criteria and have they acted on loans for Leeds Building Society before. Where the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to make use of our search tool and we should be able to locate a in Wooler on the approved list for Leeds Building Society.