My husband and I are buying a 1 bedroom apartment in Cannock with a mortgage. We have a Cannock solicitor, however the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel solicitors or keep our Cannock property lawyer as well as pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
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 Cannock conveyancing lawyer to apply to be on the conveyancing panel.
Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for example in Cannock?
Lexsure has not been advised of any intention on the part of the BSA to develop such a tool.
We are downsizing from our house in Cannock and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Cannock conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Cannock. We have lived in Cannock for many years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? 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 life insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified during conveyancing in Cannock?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cannock. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're new on the property ladder - had an offer accepted, yet the agent told us that the vendor will only proceed if we appoint their preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Cannock
We suspect that the seller is not behind this request. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to appoint your own,trusted Cannock conveyancing firm - rather thanthe ones that will earn the estate agent a commission or hit his conveyancing targets set by corporate headquarters.
What are my options where I am dissatisfied with the conveyancing practitioner who handled my conveyancing in Cannock?
We live in an imperfect world, and is is a fact of life that sometimes things do go wrong. That being said there is recourse if you were not happy with your conveyancing in Cannock. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.