We are buying a 3 bedroom apartment in Barnes Cray with a mortgage. We have a Barnes Cray solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Barnes Cray solicitor as well as pay for one of their panel firms to act for them. We feel that this is unjust; are we not able to demand that the lender use our Barnes Cray conveyancer ?
No, not really. 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 Barnes Cray conveyancing solicitor to apply to be on the conveyancing panel.
We see that you have a search directory listing law firms on the Barclays conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Barnes Cray?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Barnes Cray.
My bank has suggested a law firm on their panel based in Barnes Cray but I would rather choose a conveyancing lawyer in Barnes Cray or nearer to where I live. Are you able to help?
Far from all Barnes Cray conveyancing firms are listed all banks conveyancing panel. Do make the most of the above search tool to choose a Barnes Cray conveyancing firm on the on the lender panel.
I am helping my mother sell her flat in Barnes Cray. Will the conveyancer order the energy assessment or it is for the owner to coordinate?
Following the abolition of Home Packs, energy assessments remained a mandatory element of moving property. An EPC needs to be commissioned before the property is marketed. It is not as aspect of the sale process that solicitors normally arrange. Where you are instructing a Barnes Cray conveyancing practitioner they might help arrange energy assessments due to their relationships with reputable local assessors
How can we tell if a Barnes Cray conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Barnes Cray seeking recommendations is a good start. 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 which is cheap as chips. We would always recommend that you speak with the lawyer conducting your transaction.
I am buying a property in Barnes Cray. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is HSBC your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties nationwide and is not limited to Barnes Cray.
The deeds to our home can not be found. The lawyers who conducted the conveyancing in Barnes Cray 10 years ago no longer exist. What are my next steps?
These day there are copies made of almost everything, and your solicitor should be aware exactly where to find all the suitable paperwork so you can purchase or dispose of your house without a hitch. If copies can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.
My sealed bid on house in Barnes Cray was agreed to, but there is a chain. The owners have offered on somewhere, although it’s not yet tied up, and are looking at other properties in the pipeline. I have instructed a local conveyancing lawyer in Barnes Cray. What should be my next step? At what stage do I apply for the mortgage with RBS?
It is usual to have anxieties where there is an associated chain given your reluctance to be too out of pocket prematurely (home loan application is approx £1k, then survey, Barnes Cray conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the RBS approved list. Regarding the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a rising market many home buyers will apply for the mortgage with RBS and pay for the valuation and only if it comes back ok would they pay their conveyancer to press on with searches.