We are purchasing a 1 bedroom flat in Ashtead with a mortgage. We like our Ashtead conveyancer, but the mortgage company says he's not on their "panel". It appears that we have no choice but to instruct one of the bank panel firms or retain our Ashtead solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders 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. A further alternative is for your Ashtead conveyancing solicitor to apply to be on the conveyancing panel.
We see that you have a search directory identifying solicitors on the TSB conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Ashtead?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ashtead.
We're in Ashtead, FTBs purchasing with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are getting the release of further monies on our mortgage from Co-operative as we intend to carry out alterations to our home in Ashtead. Are we obliged to appoint a nearby Ashtead solicitor on the Co-operative conveyancing panel to handle the legals?
Co-operative would not normally appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
I'm in the process of viewing apartments in Ashtead and I am now considering a potential offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Aldermore.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are taking out a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Clydesdale. I assume I don't need a Ashtead property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am looking for a leasehold apartment up to £245,000 and identified one close by in Ashtead I like with amenity areas and railway links in the vicinity, however it only has 52 years on the lease. There is not much else in Ashtead in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
I see that you have a post code search directory listing solicitors on the mortgage company conveyancing panel. Do Ashtead conveyancing firms pay you a commission if I appoint them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Ashtead.