We are buying a 3 bedroom apartment in Coven with a mortgage. We wish to retain our Coven solicitor, but the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Coven property lawyer as well as pay for one of their panel firms to act for them. This feels very unfair; can we not require that the lender use our Coven solicitor ?
Unfortunately,no. Your mortgage offer 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. A further alternative is for your Coven conveyancing solicitor to apply to be on the conveyancing panel.
Can you point me to a directory of RBS panel conveyancers in Coven on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings available online. Where you are seeking to appoint a Coven conveyancer on the RBS please use our tool.
I have decided to exercise my right to buy my property in Coven off the council. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
Completion of my purchase has taken place for my property in Coven. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel 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.
My friend suggested that if I am buying in Coven I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Coven conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Coven around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Coven Education with plans and statistics, Local Amenities and other useful data about Coven.
How does conveyancing in Coven differ for new build properties?
Most buyers of new build or newly converted property in Coven come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Coven tend to acquire the real estate, 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 conveyancers 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 Coven or who has acted in the same development.
I have been advised by three or four local property agents in Coven to select a conveyancer on your site. Is there a financial incentive for Estate Agents to offer your site ahead of another?
We don’t give any referral fee for sending work our way. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am one month into a residential purchase having been referred to a firm by the high street agent to handle our conveyancing in Coven. I am am very frustrated with the quality of service. Can you you assist me in finding new solicitors?
They would have to be very poor to suggest replacing them. Has your mortgage been sent? If so you need to inform them of the new contact details and get the loan are re-issued. Your new conveyancer should be on the mortgage company approved list to avoid supplemental fees and complications. So that should be your starting point. Our find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in Coven