Me and my partner are buying a 3 bedroom flat in Burnley with a mortgage. We like our Burnley solicitor, but the lender advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Burnley conveyancer and pay for one of their panel lawyers to act for them. We regard this is unjust; 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 Burnley conveyancing lawyer to apply to be on the conveyancing panel.
What does my ID and proof of funds have anything to do with my conveyancing in Burnley? What am I being asked for?
It is indeed that case that these requests have nothing to do with conveyancing in Burnley. Nowadays you can not proceed with any conveyancing process if you have not providing proof of your identity. This usually takes the form of a either your passport or driving licence and a utility bill. Please note that if you are providing your driving licence as proof of identification it needs to be both the paper section as well as the photo card part, one is not acceptable in the absence of the other.
Evidence of your source of monies is necessary in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer must have this information on file. Your Burnley conveyancing practitioner will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask further questions concerning the origin of funds.
Does a directory service exist listing Aldermore panel conveyancers in Burnley on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of banks make their panel listings available online. Where you are in need of a Burnley property lawyer on the Aldermore please make the most of our facility.
My wife and I have organised the release of further monies on our mortgage from RBS as we want to conduct renovations to our house in Burnley. Are we obliged to select a local Burnley solicitor on the RBS conveyancing panel to handle the paperwork?
RBS don't usually instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
I have instructed a Burnley conveyancing practitioner having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Burnley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Burnley differ for new build properties?
Most buyers of new build residence in Burnley contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Burnley usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Burnley or who has acted in the same development.
My uncle has recommend that I appoint his conveyancing solicitors in Burnley. Should I choose my own conveyancer?
Much as we are happy to recommend a Burnley conveyancing lawyer the best way to select a conveyancing lawyer is to have guidance from friends or family who have actually used the solicitor you're are thinking of instructing.
I need to swap lawyers as my Burnley lawyer is not on the lender's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?
If you haven't yet appointed a solicitor to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Burnley that you're thinking of instructing.