My husband and I are looking to purchase a property in Broughton and are in fact using a Broughton conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Nationwide Building Society have this morning contacted us to inform me that they have now hit a problem as our Broughton lawyer is not on their conveyancing panel. Please explain?
If you are buying a property requiring a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Broughton lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are a couple about to sign contracts for a semi detached house in Broughton. We encountered a problem. The loan offer with Aldermore expires on 6/7/2026 but the vendors are insisting on a completion date of 8/7/2026. Is it possible to prolong the loan offer?
The best person to address this issue is your lawyer who will assess whether he or she is should be discussing with the mortgage broker, vendor’s conveyancers, selling agents or possibly all three based on what has happend in your conveyancing as of today.
Why is leasehold purchase conveyancing in Broughton costs more?
Broughton leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Do the Building Society Association intend to launch a search tool with a view to to identify solicitors on the Coventry BS conveyancing panel for instance in Broughton?
We would not expect to be advised of any intention on the part of the BSA to develop such a register.
I am purchasing a detached bungalow in Broughton. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve checks to determine if these works are allowed?
Your property lawyer will review the deeds as conveyancing in Broughton can sometimes identify restrictions in the title deeds which prevent certain works or require the consent of another owner. Many extensions need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
About to purchase maisonette in Broughton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Broughton solicitor is on the RBS conveyancing panel.
I was told two weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Broughton is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Broughton is the location of the property. Is there any guidance you can give?
Flying freeholds in Broughton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broughton you must be sure that your lawyer goes 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 Broughton 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.