My wife and I are purchasing a 3 bedroom apartment in Beacon Hill with a mortgage. We like our Beacon Hill solicitor, but the lender says he's not on their "panel". It seems we have no choice but to instruct one of the bank panel solicitors or keep our Beacon Hill lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer 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 Beacon Hill conveyancing solicitor to apply to be on the conveyancing panel.
We are buying a house and require a conveyancing solicitor in Beacon Hill who is on the RBS conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Beacon Hill.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Beacon Hill?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My friend advised me that if I am purchasing in Beacon Hill I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Beacon Hill conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Beacon Hill around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Beacon Hill Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Beacon Hill.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Beacon Hill?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Beacon Hill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am are seeking to find a quality conveyancing solicitor in Beacon Hill to help me sell my apartment. I really don't want to get ripped off and there's plenty Beacon Hill conveyancing practices to choose from...who do I opt for?
To fee estimates for your move via conveyancing firms that undertakes services in Beacon Hill please make the most of our quote tool.