My wife and I are planning to acquire a 3 bedroom flat in Droitwich Spa with a mortgage. We have a Droitwich Spa solicitor, however the mortgage company says she’s not on their "panel". It seems we have no choice but to appoint one of the mortgage company panel firms or retain our Droitwich Spa property lawyer and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
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 Droitwich Spa conveyancing lawyer to apply to be on the conveyancing panel.
The Droitwich Spa conveyancing firm handling our Droitwich Spa conveyancing has discovered a discrepancy between the assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer informs me that he needs to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I had a mortgage agreed in principle with Lloyds. Droitwich Spa conveyancing practitioners were chosen. How long does it take for Lloyds to forward the offer to the property lawyer?
Some lenders take longer than others. Have Lloyds completed the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My husband and I are at the point of looking at houses in Droitwich Spa and I am about to put in an offer. Is it advisable to have my lawyer on ‘stand by’? I intend to finance via a mortgage with HSBC.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I have decided to exercise my right to buy my property in Droitwich Spa off the council. I have a mortgage agreed with UBS. Conveyancing is new to me. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
Just had an offer accepted on a new build apartment in Droitwich Spa. Conveyancing is a frightening process 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 legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Droitwich Spa
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
How do I search for a Droitwich Spa solicitor on the Chelsea Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 10kilometers to meet the conveyancer.
You can use the tool on this page. Please pick a mortgage company and your location and you will see a number of Droitwich Spa conveyancing lawyers located nearest you. We have listed some Droitwich Spa conveyancing firms towards the end of this page and you can ring them to verify if they are on the Chelsea Building Society panel
Myself and my partner have recently had an offer accepted on a house and had meeting on Wednesday with the Post Office for the mortgage. They have informed me that when it comes to selecting a conveyancing practitioner that if they are not on their approved panel of property lawyers then we will be subject to an an additional charge of about two hundred pounds. This is because they will then have to appoint a solicitor to act on their behalf as well as the one we appoint on our behalf and we are liable for their fees. I have requested the Post Office to provide me with a list so I can request estimates only from their approved conveyancers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?
Ask the Post Office what their panel criteria is for a solicitor.Thereafter ask the conveyancer of your choice whether they meet the criteria and have they acted on loans for the Post Office previously. If the answer to those is yes, then just clarify this with the Post Office. Alternatively please make use of our search facility and we should be able to identify a lawyer in Droitwich Spa on the panel for the Post Office.