Examples of recent questions relating to the Earl Shilton Building Society Conveyancing Panel from members of the public
Am I correct in assuming that the fact that my solicitor is not isted on the Earl Shilton Building Society Solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Earl Shilton Building Society.
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 Earl Shilton Building Society will not agree to this. Why was Earl Shilton Building Society even consulted?
Your lawyer being on the Earl Shilton Building Society conveyancing panel is duty bound to inform Earl Shilton Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Earl Shilton Building Society then they would have to discontinue acting for you and Earl Shilton Building Society.
Do I need to have a meeting at the offices of the Earl Shilton Building Society conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in London
so that I can pop in to their offices when needed.
Most conveyancing panel lawyers for Earl Shilton Building Society undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.
I am purchasing a garden flat and getting a mortgage with Earl Shilton Building Society. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Earl Shilton Building Society conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Earl Shilton Building Society conveyancing panel in your location.
I have paid off my mortgage with Earl Shilton Building Society. I assume I don't need a solicitor on the Earl Shilton Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Earl Shilton Building Society 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 Earl Shilton Building Society mortgage from the register. Earl Shilton Building Society,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 Earl Shilton Building Society has sent the Land Registry the discharge electronically, and
the Earl Shilton Building Society has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Earl Shilton Building Society mortgage has been paid off.
My ex -wife’s name is on the Earl Shilton Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Earl Shilton Building Society mortgage in order to sell?
In terms of the Earl Shilton Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Earl Shilton Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.
Earl Shilton Building Society have agreed my mortgage in principle, my offer on house has been accepted, now what?
The estate agent will want to know who your solicitors are (make sure these solicitors are on the lenders panel). Call up Earl Shilton Building Society or your broker and complete any relevant paperwork. Earl Shilton Building Society will tell you what documents they want. Earl Shilton Building Society will instruct a valuer. The valuer will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about week to get a mortgage offer. Earl Shilton Building Society will issue the offer to you and your lawyer. The transaction will then take it’s course according the nature and complexity of the conveyancing.
