Me and my fiance are purchasing a 3 bedroom apartment in Bradford On Avon with a mortgage. We have a Bradford On Avon lawyer, but the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Bradford On Avon conveyancing practitioner and pay for one of their panel ones to act for them. This seems very unfair; are we not able to demand that the bank use our Bradford On Avon conveyancing practitioner ?
Unfortunately,no. 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. A further alternative is for your Bradford On Avon conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I have recently appointed a conveyancing solicitor in Bradford On Avon. I I am struggling to find out whether they are accepted on the Virgin Money conveyancing panel. Could you help?
You should e-mail your solicitor and ask them if they can act for the bank. Alternatively please get in touch with Virgin Money who may be able to help.
My father pointed out to me me that in purchasing a property in Bradford On Avon there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Bradford On Avon which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Bradford On Avon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Bradford On Avon building society branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Bradford On Avon conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the solicitor is on the lender panel, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being problematic. The Bradford On Avon solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I require fast conveyancing in Bradford On Avon as I have a deadline to exchange contracts inside one month. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
As you are are a mortgage free buyer you are at free not to do searches although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Bradford On Avon the following are examples of issues that can be revealed and adversely affect market value: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...
The deeds to our home can not be found. The solicitors who dealt with the conveyancing in Bradford On Avon 5 years ago are no longer around. What do I do?
In today’s world there are duplicates made of almost everything, and your solicitor should be aware precisely where to look for all the appropriate documentation so you can buy or dispose of your property without a hitch. If copies are not available, your solicitor may be able to put in place insurance or indemnities protecting you against future claims on the premises.
We are purchasing a 2 bedroom ground floor flatin Bradford On Avon with a residential mortgage from a mortgage company. We would like to retain our lawyer in Bradford On Avon but our mortgage company advise he's not approved on their "panel". It seems we have little choice but to instruct from the our mortgage company panel solicitors or keep our Bradford On Avon conveyancer and pay 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 its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. Until recently, most lenders had open panels, including almost all conveyancing solicitors in Bradford On Avon : a mortgagee 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 solicitors to apply to be on the conveyancing panel for your mortgage company.