My fiance and I are hoping to acquire a flat in Bedlington and are in fact using a Bedlington conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. TSB have this morning contacted us to inform me that there is now an issue as our Bedlington solicitor is not on their conveyancing panel. Is this a problem?
Where you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Bedlington lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
It is a dozen years since I purchased my house in Bedlington. Conveyancing solicitors have just been retained on the sale but I am unable to find my deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be with the mortgage company or they may stored with the solicitor who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Bedlington relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
We are hoping to buy a 2 bedroom apartment in Bedlington with a residential mortgage from Accord Mortgages Ltd.We would like to retain our Bedlington conveyancing lawyer but Accord Mortgages Ltd advised that his firm is not listed on their approved list of firms. we are left little option but to use a Accord Mortgages Ltd panel firm or keep our preferred solicitor and fork out for a Accord Mortgages Ltd panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan issued to you contains terms and conditions, a common one being that solicitors must be on the Accord Mortgages Ltd conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Accord Mortgages Ltd
If you had a top tip for choosing a conveyancing solicitor in Bedlington what would it be?
We would encourage you not to go for the lowest Bedlington conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Completion of my purchase has taken place for my property in Bedlington. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being problematic. The Bedlington solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My husband and I are first time buyers - had an offer accepted, yet the agent has warned us that the seller will only move forward if we use their recommended solicitors as they are insisting on an ‘expedited deal’. We would rather use a high street solicitor used to conveyancing in Bedlington
It is unlikely the vendors are behind this. Should the owner desire ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and make the point that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Bedlington conveyancing lawyers - as opposed tothose that will provide their estate agent a referral fee or achieve conveyancing targets demanded by head office.
I have read on numerous online forums that before choosing a conveyancing solicitors they must be approved by your lender. I am novice purchaser but I have an offer in principle from Nat West Bank and I already have a family conveyancing solicitor in Bedlington lined up. Can Halifax require an approved conveyancer to be instructed? If so, where can I find that list for my conveyancing in Bedlington?
You should instruct a solicitor that is on the Halifax panel. The first thing to do is call your chosen Bedlington conveyancing solicitor and ask if they are on the Halifax panel. If they are not approved you have a number of choices available to you here:
- Carry on with your existing Bedlington lawyer but Halifax will need to instruct a property lawyer on their approved panel. This will result in additional charges and likely interruption.
- Appoint a fresh property lawyer to conduct the conveyancing, not forgetting to check that they are on the Halifax conveyancing panel.
- Convince your conveyancing practitioner to apply to join the mortgage company panel.