We are buying a 2 bedroom flat in Canterbury with a mortgage. We like our Canterbury conveyancer, but the mortgage company advise she’s not on their "panel". It appears that we have little option but to select one of the bank panel conveyancing practices or keep our Canterbury solicitor and pay for one of their panel lawyers to act for them. We regard this is inequitable; are we not able to insist that the mortgage company use our Canterbury 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. A further alternative is for your Canterbury conveyancing lawyer to apply to be on the conveyancing panel.
We note that you have a post code search directory identifying solicitors on the Nationwide conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Canterbury?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Canterbury.
I have paid off my mortgage with HSBC. I assume I don't need a Canterbury conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Canterbury. Conveyancing was of an acceptable standard 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. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
At last I have had an offer on a flat in Canterbury accepted, but there is a chain. The sellers have placed an offer on on an apartment, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in Canterbury. What should be my next step? When do I get the mortgage application with HSBC going?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then valuation, Canterbury conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the HSBC approved list. As to the subsequent steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. In a rising market the majority of purchasers would apply for the mortgage with HSBC and pay for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
3 months have gone by since my purchase conveyancing in Canterbury took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a flat up to £195,000 and found one close by in Canterbury I like with amenity areas and transport links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Canterbury suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage that many years will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
My husband and I are hoping to buy a four room apartmentin Canterbury with a mortgage from a bank. We have selected a lawyer in Canterbury yet our mortgage company says he's not on their "panel". We have to appoint one of the our mortgage company panel solicitors or stay with our Canterbury solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our bank use our Canterbury lawyer?
No, not really. The lender home loan issued is subject to conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels, including most conveyancing solicitors in Canterbury : 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for your mortgage company.