Me and my fiance are planning to purchase a 1 bedroom flat in Brunswick Park with a mortgage. We would like to retain our Brunswick Park solicitor, but the lender says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Brunswick Park conveyancing practitioner and pay for one of their panel ones to act for them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer 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 Brunswick Park conveyancing solicitor to apply to be on the conveyancing panel.
It is is a decade since I bought my house in Brunswick Park. Conveyancing solicitors have now been retained on the sale but I can't locate the title documents. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they could still be with the lawyers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Brunswick Park involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
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 solicitor as I would much rather appoint a Brunswick Park based conveyancing firm?
Do check but the the probability is that give you one of their panel conveyancers should you accept the "fee-free" incentive. Speak to the mortgage company and determine if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Brunswick Park.
What is the difference between a licensed conveyancer and conveyancing solicitor in Brunswick Park
There are two types of lawyers who can do conveyancing in Brunswick Park namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that you need to complete the disposal or purchase of property. They are both duty bound to perform Brunswick Park conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that all requisite steps will be accurately attended to.
The formalities of my purchase has taken place for my property in Brunswick Park. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I recently had an offer accepted on a house in Brunswick Park. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Soon after, the property lawyer called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We're new on the property ladder - had an offer accepted, but the property agent advised that the seller will only proceed if we appoint the agent's preferred lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Brunswick Park
It is unlikely the vendors are behind this. Should the owner require ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Brunswick Park conveyancing solicitors - not the ones that will earn the estate agent a commission or hit his conveyancing targets demanded by senior management.
Should I cancel my mortgage payments with Lloyds once a completion date for my home sale in Brunswick Park has been agreed?
No, you should maintain paying any mortgage payments to Lloyds until the mortgage is repaid on completion as part of your Brunswick Park conveyancing.