Me and my fiance are buying a 2 bedroom apartment in Botany Bay with a mortgage. We have a Botany Bay conveyancer, but the lender says she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or retain our Botany Bay conveyancer and pay for one of their panel lawyers to act for them. We regard this is inequitable; 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 Botany Bay conveyancing lawyer to apply to be on the conveyancing panel.
We see that you have a search directory identifying law firms on the Leeds Building Society conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Botany Bay?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Botany Bay.
I am the only recipient of my late mum's estate with all property in now in my sole name, including the my former home in Botany Bay. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view mortgage companies take of it, depend on the lender as this obligation primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of property.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Botany Bay conveyancer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I currently have a mortgage with Aldermore for my property in Botany Bay. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
Aldermore must be informed of your intention before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.
What does commercial conveyancing in Botany Bay cover?
Commercial conveyancing in Botany Bay covers a broad range of guidance, supplied by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My husband and I are 18 days into a freehold purchase having been recommend to solicitors by the estate agent to do our conveyancing in Botany Bay. We are not happy. Can you help me find new conveyancers?
They would need to be really poor to suggest diss instructing them. Has your mortgage been sent? In the event that it has you will need to advise them of the new contact details and have the loan are issued to the new lawyers. The conveyancer should be on the banks panel to avoid supplemental charges and delays. That should be your first question of the new lawyers. Our search tool will help you find a lender approved conveyancer for your home move in Botany Bay
I am are looking to find a responsive conveyancing lawyer in Botany Bay to assist me in selling my place. I I am fearful of by bill escalating out of control and there's various Botany Bay conveyancing practices to choose from...who do I opt for?
An independent personal recommendation from a person who has used a conveyancing lawyer before is no doubt a best. You are likely to know someone who has used a conveyancing solicitor previously. Feel free to make the most of our comparison tool for Botany Bay conveyancing quotes