We are purchasing a 3 bedroom flat in Aston on Trent with a mortgage. We have a Aston on Trent lawyer, but the lender says she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel solicitors or continue with our Aston on Trent lawyer and pay for one of their panel firms to act for them. We consider that this is inequitable; are we not able to require that the mortgage company use our Aston on Trent solicitor ?
Unfortunately,no. Your mortgage offer 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 Aston on Trent conveyancing solicitor to apply to be on the conveyancing panel.
All was ready to move into my new home in Aston on Trent next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not specific to conveyancing in Aston on Trent.
We're in Aston on Trent, First time buyers purchasing with a mortgage (lender is Clydesdale , and our lawyer is on the Clydesdale conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner 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.
This question may be naive but I am new to the home moving as FTB of a garden flat in Aston on Trent. Do I collect the keys to the house on the completion date from my lawyer? If so, I will find a High Street conveyancing solicitor in Aston on Trent?
On the day of completion you will not be required to attend the conveyancers office in Aston on Trent. Your solicitors will transfer the completion advance to the seller's lawyers, and once they have received this, you will be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
Last month we had a mortgage agreed in principle with Yorkshire BS. Aston on Trent conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
Some lenders take longer than others. Have Yorkshire BS conducted the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We expect to receive a AIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Aston on Trent solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Aston on Trent solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I used Arc property Solicitors a few years ago for my conveyancing in Aston on Trent. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Aston on Trent of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Aston on Trent differ for newly converted properties?
Most buyers of new build property in Aston on Trent contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Aston on Trent typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Aston on Trent or who has acted in the same development.