Me and my fiance are hoping to acquire a 2 bedroom flat in Braunstone with a mortgage. We would like to retain our Braunstone solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Braunstone conveyancer as well as pay for one of their panel firms to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you 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 Braunstone conveyancing solicitor to apply to be on the conveyancing panel.
My mortgage company has suggested a law firm on their panel based in Braunstone but I would rather instruct a conveyancing lawyer in Braunstone or nearer to where I live. Can you assist?
Far from all Braunstone conveyancing firms are on all banks conveyancing panel. Do make the most of the above search tool to locate a Braunstone conveyancing solicitor on the on the bank panel.
Are all Braunstone Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved firms?
Some major banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We have a mortgage agreed in principle with Coventry BS. Braunstone conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
There is no definitive answer here. Have Coventry BS completed the valuation? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am currently in the process of buying my council flat in Braunstone. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
I am selling our house in Braunstone and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Braunstone. We have lived in Braunstone for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does the Landlord & Tenant Act 1954 impact my commercial premises in Braunstone and how can you help?
The particular law that you refer to gives security of tenure to business leaseholders, giving them the a statutory right to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Braunstone
My brother-in-law has suggested I instruct a conveyancing solicitor in Braunstone. I I would like to check if they are listed on the lender's approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should contact your lawyer to enquire if they are on the lender's panel. Alternatively please call us and we can investigate and revert. If they are not on the bank panel we we can help find a reputable conveyancing solicitor in Braunstone on the panel for your mortgage company.