Me and my partner are purchasing a 3 bedroom flat in Dinnington with a mortgage. We have a Dinnington conveyancer, however the bank advise she’s not on their "panel". It seems we have little option but to instruct one of the lender panel firms or continue with our Dinnington property lawyer and 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. The mortgage offered to you 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 Dinnington conveyancing solicitor to apply to be on the conveyancing panel.
As someone with no idea as to the Dinnington conveyancing process what is your top tip you can give me for the legal transfer of property in Dinnington
Not many law firms or advisers will tell you this but conveyancing in Dinnington or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the home moving process. For instance, the seller, estate agent and on occasion the mortgage company. Choosing a law firm for your conveyancing in Dinnington is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to act in your legal interests and to keep you safe.
Sometimes a potential adversary will attempt to convince you that you should follow their advice. As an example, the selling agent may claim to be assisting by suggesting your lawyer is slow. Or your mortgage broker may tell you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are getting the release of further monies on our mortgage from Santander as we want to conduct renovations to our property in Dinnington. Do we need to choose a high street Dinnington solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander would not normally instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
My offer was accepted on an apartment in Dinnington on 14/2/2025, valuation was booked five days later, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Are Leeds Building Society entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
Virgin Money have agreed my home loan in principle, my bid on a flat in Dinnington has been accepted, now what?
The estate agent will wish to be advised as to your property lawyer's details (make sure the property lawyers are on the bank’s panel). Call up Virgin Money or your broker and finalise any relevant forms. Virgin Money will instruct a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Virgin Money will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dinnington.
We are purchasing a property and the solicitor has raised the issue of Chancel Repair to which the property could be obligated to pay as it falls into the area of such a church. She has recommended insurance. Is this really appropriate for conveyancing in Dinnington
Unless a prior acquisition of the premises took place after 12 October 2013 you could expect conveyancing practitioners conducting conveyancing in Dinnington to remain recommending a chancel search and or insurance against a claim.
I have recentlyfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Dinnington for a purchase of a freehold house 18 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dinnington conveyancing specialists.
My step-son is just in the process of moving home, he had his mortgage in principle. After the offer was accepted on house we telephoned the building society to go forward with his. We were shocked to learn that mortgage companies do not accept all lawyer, they have to be on a list, is this legal?
Mortgage Companies tend to imposes restrictions either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Dinnington conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.