We are hoping to buy a 3 bedroom apartment in Aldersbrook with a loan from Santander.We like our Aldersbrook conveyancing practitioner but Santander says she’s not listed on their "panel". we are left little option but to use a Santander panel firm or retain our local solicitor and pay for a Santander panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Santander use our lawyer?
No, not really. The home loan offered to you contains various provisions, a common one being that lawyers must be on the Santander approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Santander
We had instructed conveyancers with offices in Aldersbrook on the UBS solicitor approved list. They are now charging me a separate amount for handling the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer may charge a fee for this. The charge is not dictated by UBS but by your Aldersbrook property lawyer. Plenty of firms on the UBS panel will quote an ‘acting for lender’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The Aldersbrook solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have instructed a Aldersbrook conveyancer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Aldersbrook surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to our property can not be found. The lawyers who dealt with the conveyancing in Aldersbrook 10 years ago are no longer around. What are my next steps?
In today’s world there are duplicates made of almost everything, and your conveyancer will be aware exactly where to locate all the suitable documentation so you may buy or sell your property without any difficulty. Where duplicates can’t be found, your solicitor can arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Aldersbrook is the location of the property. What do you suggest?
Flying freeholds in Aldersbrook are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Aldersbrook you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aldersbrook may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Given that I will soon spend £400,000 on a property in Aldersbrook I wish to talk to a lawyer concerning thetransaction ahead of instructing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be carrying out your property ownership legalities in Aldersbrook.There is no ‘factory style conveyancing’ - each client is unique individual, not a case reference. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Aldersbrook should be the figure that you are charged.
My brother mentioned that when choosing a conveyancing solicitors they need approved by your bank. This is my first home move but I have an offer in principle via Halifax and I already have a high street conveyancing lawyer in Aldersbrook in place. Does HSBC need an approved solicitor to be used? If so, where do I find that list for my conveyancing in Aldersbrook?
You should choose a solicitor that is on the HSBC panel. The first thing to do is ring your preferred Aldersbrook conveyancing lawyer and ask if they are on the HSBC panel. If they are not approved you have a couple of alternatives available to you here:
- Carry on with your chosen Aldersbrook conveyancing practitioner but HSBC will undoubtedly retain a conveyancing practitioner on their conveyancing panel. The net impact is additional charges and probable delay.
- Get a fresh conveyancer to conduct the conveyancing, making sure they are on the HSBC conveyancing panel.
- Convince your lawyer to do everything within their powers to join the HSBC conveyancing panel.