I am five weeks into the sale of my maisonette in Branston and the estate agent has just telephoned to warn that the purchasers are switching solicitor. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. On what basis would a leading mortgage company only engage with specific lawyers rather the firm that they want to choose to handle their conveyancing in Branston ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Are you able to recommend a Accord Mortgages Ltd allowed Branston conveyancing conveyancer finish our house move within under 3 weeks? Am I best advised to go for a local Branston firm or an internet firm?
We would be happy to suggest some excellent Branston conveyancing firms. You can also walk up the high street in Branston. Go in to two or three law practices and request to speak with a conveyancing solicitor for a fee estimate. Mention your deadline together with your reasons and ask for a commitment on your deadline. Select the lawyer that genuine.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather use a Branston based conveyancing firm?
You should check but the chances are that give you one of their panel solicitors where you take up the "fee-free" offer. Call the lender and determine if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Branston.
About to purchase a new build apartment in Branston. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Branston
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Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I decided to have a survey carried out on a property in Branston prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders tend refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Branston. Conveyancing may be slightly more expensive based on your lender's requirements.
We are considering choosing an online conveyancer ahead of a Branston conveyancing firm. Am I making a mistake?
Advantages do exist in having the option visit a local Branston conveyancing solicitor for instance
- signing documents on short notice
- sometimes being able to see someone face-to-face can make a huge difference, particularly for non-standard house moves
- the ability to raise concerns if things are not going as expected
When checking fees, look out for hidden extras. Most decent Branston high street solicitors give an all-inclusive figure. Often online agents seem to offer cheap prices, yet have burried 'extras' in the small print.