In the event thatI was to purchase a straightforward housein St Annes Park mortgage fee and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in St Annes Park?
The only saving you would make on is the costs for searches. A solicitor still got to do everything else - money laundering, liaising with your vendors solicitor, SDLT return, register the ownership etc. You might save a bit for them not having to register a charge but it won't be meaningful.
We note that you have a post code search directory identifying firms on the Lloyds conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in St Annes Park?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Annes Park.
I had intended to instruct a property lawyer in St Annes Park for our home move. Our financial adviser has since notified us that our mortgage company Coventry Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Before the recession most mortgage companies had a different appetite for risk. Almost all St Annes Park conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms regarding their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum number of conveyancing. Many St Annes Park conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. St Annes Park is one of the many areas where the conveyancers we list are are authorised to act for Coventry Building Society.
We had chosen conveyancers with offices in St Annes Park on the Leeds Building Society solicitor panel. They have just billed me a further sum for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. This charge is not dictated by Leeds Building Society but by your St Annes Park conveyancer. Numerous firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a St Annes Park conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
HSBC have agreed my home loan in principle, my offer on a flat in St Annes Park has been accepted, what happens next?
Your estate agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Call up HSBC or your broker and finish off any relevant paperwork. HSBC will appoint a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a fortnight to receive the mortgage offer. HSBC will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in St Annes Park.
The deeds to my property can not be found. The solicitors who dealt with the conveyancing in St Annes Park 4 years ago are no longer around. What are my options?
These day there are copies made of almost everything, and your conveyancer will know exactly where to look for all the suitable documentation so you can purchase or sell your house without a hitch. If copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on your property.