My husband and I are planning to buy a 3 bedroom flat in Dunston with a mortgage. We have a Dunston solicitor, but the mortgage company says he's not on their "panel". It seems we have little option but to use one of the bank panel solicitors or keep our Dunston property lawyer as well as pay for one of their panel lawyers to represent them. We regard this is unjust; can we not demand that the mortgage company use our Dunston conveyancing practitioner ?
Unfortunately,no. 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. Another option that might be available is for your Dunston conveyancing lawyer to apply to be on the conveyancing panel.
My husband and I have organised a further advance on our mortgage from Yorkshire BS as we want to carry out alterations to our property in Dunston. Are we obliged to choose a high street Dunston solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS do not ordinarily require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.
After weeks of negotiation I have agreed a price on a house in Dunston. My mortgage broker suggested a conveyancer. I paid an advanced payment of £225. Soon after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on an apartment in Dunston on 12/11/2024, valuation was booked 4 days later, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require quick conveyancing in Dunston as I am under a deadline to exchange contracts within one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a cash buyer you are at liberty not to have searches conducted although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Dunston the following are examples of issues that can arise and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Dunston is the location of the property. What do you suggest?
Flying freeholds in Dunston are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dunston you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dunston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My business partner and I are looking to lease a unit on the high street. Can you recommend solicitors offering no-sale-no charges for non-domestic conveyancing in Dunston for below £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Dunston, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the charges this will depend on the structure and complexity of the deal. Let us have your contact information or email so as to enable us to supply you with comprehensive commercial conveyancing quote.
I have been sourcing a conveyancing practitioner in Dunston for my home move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
Members of the public may find documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may recorded call for training purposes.