Me and my fiance are buying a 2 bedroom flat in Cirencester with a mortgage. We like our Cirencester conveyancer, but the lender says she’s not on their "panel". It appears that we have no choice but to use one of the mortgage company panel solicitors or keep our Cirencester conveyancing practitioner and pay for one of their panel lawyers to act for them. We regard this is inequitable; are we not able to require that the lender use our Cirencester solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Cirencester conveyancing lawyer to apply to be on the conveyancing panel.
Having sold my house in Cirencester last August but the buyer keeps whats apping every few hours to say his conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your house sale your solicitor should send the transfer deeds and all additional paperwork to the buyer’s conveyancer. Where relevant, your solicitor should also send confirmation that the mortgage has been redeemed to the buyers conveyancers. There are no post completion requirements specific conveyancing in Cirencester.
The estate agent has sent us the confirmation of our purchase of a new build flat in Cirencester. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Cirencester
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I decided to have a survey carried out on a property in Cirencester ahead of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some banks will not give a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cirencester. Conveyancing may be slightly more expensive based on your lender's requirements.
I am 3 weeks into a freehold purchase having been referred to solicitors by the high street agent to execute conveyancing in Cirencester. I am am very dissatisfied with the level of service. Could you help me find new solicitors?
They would need to be very poor to suggest diss instructing them. Has your loan offer been generated? If so you need to inform them of the replacement conveyancer and get the offer are issued to the new lawyers. The solicitor ideally should be on the lenders panel to avoid added charges and complications. That should be your starting point. The search tool can help you find a bank approved conveyancer for your home move in Cirencester
My husband and I are hoping to buy a 2 room apartmentin Cirencester with a loan from a bank. We have selected a lawyer in Cirencester yet our lender advise he's not listed on their "panel". Apparently we need to choose one of the our bank panel firms or keep our Cirencester conveyancer and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The bank home loan offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Cirencester : a mortgagee 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 lawyer to apply to be on the conveyancing panel for your mortgage company.