Capital Home Loans Solicitor Panel Recently Asked Questions from members of the public
I have just been informed by my mortgage broker that my solicitor is not on the Capital Home Loans Conveyancing panel. How can I be certain that this is indeed the case?
The first thing you need to do is to contact your conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the the approved Capital Home Loans solicitor panel.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Capital Home Loans will not agree to this. Why was Capital Home Loans even consulted?
Your lawyer being on the Capital Home Loans conveyancing panel is duty bound to inform Capital Home Loans of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Capital Home Loans then they would have to discontinue acting for you and Capital Home Loans.
Are the lawyers identified as being on the Capital Home Loans conveyancing panel, together with their details provided by Capital Home Loans?
The firms themselves provide us confirmation that they are on the Capital Home Loans conveyancing panel as opposed to being supplied with a list from Capital Home Loans directly.
My grandfather passed away last year and as sole heir and executor was left the property. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Capital Home Loans , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Capital Home Loans will insist on your using a conveyancer on the Capital Home Loans conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Capital Home Loans conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Capital Home Loans mortgage is registered as a charge at the Land Registry.
My wife and I have arranged a further advance on our mortgage from Capital Home Loans as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the Capital Home Loans conveyancing panel to deal with the paperwork?
Capital Home Loans would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Capital Home Loans panel
I have paid off my mortgage with Capital Home Loans. I assume I don't need a solicitor on the Capital Home Loans panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Capital Home Loans 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 Capital Home Loans mortgage from the register. Capital Home Loans,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 the Capital Home Loans has sent the Land Registry the discharge electronically, and
the Capital Home Loans has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Capital Home Loans mortgage has been paid off.
Can I register a complaint to Capital Home Loans about the lawyers being on the Capital Home Loans conveyancing panel?
There is little point in complaining directly to Capital Home Loans. All solicitors and conveyancer must have a complaints procedure. You can get information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is addressed by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.