We are planning to purchase a 2 bedroom apartment in Bowthorpe with a mortgage. We like our Bowthorpe lawyer, however the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Bowthorpe solicitor as well as pay for one of their panel ones to act for them. This seems very unfair; can we not require that the lender use our Bowthorpe solicitor ?
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. Another option that might be available is for your Bowthorpe conveyancing lawyer to apply to be on the conveyancing panel.
My home in Bowthorpe is up for sale and I have a buyer. Will my solicitor need to be on the Co-operative conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
Forgive me if this question is silly but I am unseasoned as a first time purchaser of a ground floor flat in Bowthorpe. Do I collect the keys to the premises on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Bowthorpe?
On the day of completion you do not need to go to the conveyancers office in Bowthorpe. Your solicitors will transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
My wife and I have organised a further advance on our home loan from HSBC as we wish to conduct renovations to our house in Bowthorpe. Are we obliged to appoint a bricks and mortar Bowthorpe solicitor on the HSBC conveyancing panel to handle the legals?
HSBC would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
I currently have a mortgage with Principality for my property in Bowthorpe. Conveyancing has been completed 12 months ago. Should I wish 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 Principality?
Principality must be informed of your intention before letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will allow you to rent 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 Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.
I require expedited conveyancing in Bowthorpe as I am under pressure to sign on the dotted line inside one month. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not taking a mortgage you are at free not to do searches although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Bowthorpe the following are examples of issues that can appear and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I am thinking of appointing a conveyancing solicitor in Bowthorpe for my home move. Can I review a solicitor's record with the legal regulator?
Anyone may find documented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after 1 January 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor call for training reasons.
Is there an average conveyancing fee for conveyancing in Bowthorpe?
The average fee in 2014 for conveyancing in Bowthorpe was £1,500 not including SDLT and Land Registry charges.