Me and my fiance are planning to acquire a 3 bedroom apartment in Banstead with a mortgage. We like our Banstead lawyer, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Banstead solicitor and pay for one of their panel lawyers to represent them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Banstead conveyancing solicitor to apply to be on the conveyancing panel.
How up to date is your database of Banstead solicitors on the HSBC conveyancing panel? Do HSBC send you an updated list?
Banstead conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Can I be sure that the Banstead conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Banstead getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.
I am buying a property in Banstead. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
As you are obtaining a mortgage with Nationwide your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease fails to satisfy these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Banstead.
The formalities of my remortgage has taken place for my property in Banstead. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have recentlyfound out that Arc property Solicitors have closed. They carried out my conveyancing in Banstead for a purchase of a freehold house 9 months ago. How can I check that my home is in my name in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Banstead conveyancing specialists.
We are 18 days into a residential purchase having been directed to a firm by the high street agent to handle our conveyancing in Banstead. We are not happy. Can you you assist me in finding new conveyancers?
A lawyer would have to be very poor in order to consider changing them. Has the mortgage been generated? In the event that it has you need to inform them of the new solicitor and ensure the loan are re-issued. The conveyancer needs to be on the banks panel to avoid added fees and complications. That should be your first question of the new conveyancers. Our find a solicitor tool can help you find a bank approved solicitor for your home move in Banstead
I am just shy of a 10% deposit on my apartment purchase in Banstead , but I still want to exchange. Do I have options?
One option is to try and accept a lower deposit. Many vendors will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute