It has come to my attention via my lender that my Berkhamsted lawyer is not on the bank Solicitor panel. What can I do to check?
The first thing you need to do is to call your Berkhamsted lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may recommend you to a Berkhamsted conveyancing practice that is on the conveyancing panel for your bank.
This question may be naive but I am unseasoned as a first time purchaser of a ground floor flat in Berkhamsted. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Berkhamsted?
On the day of completion you do not need to attend the conveyancers office in Berkhamsted. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you should be able to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
Can I be sure that the Berkhamsted conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Berkhamsted getting recommendations is a sensible 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 advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.
I am expecting a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Berkhamsted solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Berkhamsted solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
Various web forums that I have come across warn that are the primary cause of stalling in Berkhamsted conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Berkhamsted.
I have justbeen informed that Stirling Law have been shut down. They conducted my conveyancing in Berkhamsted for a purchase of a freehold house 9 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The easiest method to see if the premises is in your name, 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 Berkhamsted conveyancing specialists.
Due to the input of my in-laws I had a survey completed on a house in Berkhamsted ahead of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not give a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Berkhamsted. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Berkhamsted to see if the conveyancing will be more expensive.
My husband and I are hoping to buy a four bedroom flatin Berkhamsted with a mortgage from a lender. We like our solicitor in Berkhamsted but our mortgage company advise she’s not on their "panel". Apparently we need to choose from the our bank panel firms or stay with our Berkhamsted conveyancer and incur the extra costs for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage company mortgage issued is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Berkhamsted : 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 lawyer to apply to be on the conveyancing panel for your lender.