IfI were to buy a simple residential homein Tisbury mortgage fee and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Tisbury?

Any savings you would achieve would be limited to the disbursement for searches. A conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with your vendors conveyancing practitioner, SDLT submission, register the property etc. A marginal saving might be made by not needing to register a mortgage however it will not be meaningful.

We are looking to buy a house and need a conveyancing solicitor in Tisbury who is on the Virgin Money conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Tisbury.

I had intended to instruct a property lawyer in Tisbury for our house move. Our broker has since notified us that our mortgage lenders Platform Home Loans Ltd won't deal with them. Why is this not regarded as unfair competition?

Before the recession most banks had an appetite for risk which was higher than today. Almost all Tisbury conveyancing firms would have been on most bank panels. The FSA in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms regarding their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of conveyancing. Many Tisbury 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. Tisbury is amongst the numerous locations where the conveyancers we recommend are are authorised to act for Platform Home Loans Ltd.

Are all Tisbury Conveyancing Quality Solicitors on the HSBC conveyancing list of approved firms?

Some major banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

We had instructed conveyancers locally in Tisbury on the Bank of Ireland solicitor panel. They are now charging me a supplemental charge for handling the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?

Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. This charge is not set by Bank of Ireland but by your Tisbury lawyer. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.

I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Tisbury lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

Just had an offer accepted on a new build apartment in Tisbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Tisbury

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.