Me and my partner are buying a 3 bedroom apartment in Calne with a mortgage. We like our Calne solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Calne solicitor and pay for one of their panel ones to act for them. We feel that this is unjust; can we not require that the mortgage company use our Calne conveyancing practitioner ?
No, not really. 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 Calne conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing solicitors identified through your search tool conduct right to buy conveyancing in Calne?
We work with a variety of conveyancing conveyancers carrying out right to buy conveyancing matters Do e-mail us to get a costs calculation.
My wife and I are intent on selling our house in Calne and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Calne conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Calne. We have lived in Calne for three years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with 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 health insurance to cover that same sickness)
How does conveyancing in Calne differ for newly converted properties?
Most buyers of new build or newly converted property in Calne come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Calne tend to buy the land, 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 used to new build conveyancing in Calne or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Calne is the location of the property. Is there any advice you can impart?
Flying freeholds in Calne are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Calne 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 Calne 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 premises.
I have been recommended by a number of property agents in Calne to choose a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to market your lawyers over and above a competitor’s?
We refuse to make any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.