My husband and I are hoping to purchase a 3 bedroom apartment in Braunstone with a mortgage. We would like to retain our Braunstone solicitor, but the lender says she’s not on their "panel". It seems we have little choice but to select one of the mortgage company panel solicitors or continue with our Braunstone conveyancer and pay for one of their panel lawyers to represent them. We consider that this is unjust; are we not able to require that the bank use our Braunstone solicitor ?
Unfortunately,no. 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. A further alternative is for your Braunstone conveyancing solicitor to apply to be on the conveyancing panel.
Finally the sale completed on my house in Braunstone last February yet the purchaser is telephoning daily to moan that their lawyer needs to hear from myconveyancer. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor should send the transfer documentation and all of the paperwork to the buyer’s solicitors. If applicable, your conveyancer must also confirm that the home loan has been paid off to the purchasers conveyancers. There are no post completion requirements just for conveyancing in Braunstone.
We just had an offer accepted to purchase with Darlington Building Society. We have called around locally but cant to find a Braunstone conveyancing firm on the Darlington Building Society panel. Could you help?
Feel free to make use of the find a lender approved solicitor tool on this site. Pick the mortgage company and type Braunstone or your location and you will discover a number of lawyer based in Braunstone or near you.
Me and my partner are purchasing a house in Braunstone. It might be a silly question but how we can trust a lawyer? At some point we have to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My aunt pointed out to me me that in buying a property in Braunstone there may be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Braunstone which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Braunstone should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My offer on a detached house in Braunstone has been agreed to, but there is a chain. The sellers have offered on somewhere, however it’s not yet tied up, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Braunstone. What do I do now? When should I get the mortgage application with Bank of Ireland started?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Braunstone conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Bank of Ireland conveyancing panel. Concerning the subsequent steps this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. In a hot market the majority of purchasers would apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they request their solicitor to move forward with searches.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Braunstone is where the house is located. Is there any guidance you can impart?
Flying freeholds in Braunstone are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Braunstone you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Braunstone may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have been recommended by a few selling agents in Braunstone to select a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your lawyers ahead of a competitor’s?
We don’t give any financial incentive for directing people our way. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.