We are hoping to purchase a 1 bedroom apartment in East Preston with a mortgage. We like our East Preston conveyancer, however the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our East Preston property lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. 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 East Preston conveyancing solicitor to apply to be on the conveyancing panel.
Should lawyers request money on account when it comes to conveyancing in East Preston?
If you are buying a property in East Preston your solicitor will ask you to provide them with funds to cover the search fees. Normally this is asked for to cover the fees of the Local Authority Search. If any deposit is payable against the purchase price then this should be needed shortly before exchange of contracts. Any further balance that is due should be transferred a few days ahead of the completion date.
I am looking to buy a flat and require a conveyancing solicitor in East Preston who is on the Alliance & Leicester conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as East Preston. We dont recommend any particular firm.
I am helping my mother sell her house in East Preston. Will the conveyancing solicitor order an energy performance certificate or should I organise this?
Following the demise of HIPs, energy assessments became a compulsory element of moving house. An energy performance certificate must be commissioned before the property is marketed. This is not a task that lawyers normally organise. Where you are using a East Preston conveyancing practitioner they may be able to arrange energy assessments given their contacts with long established local providers
I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being difficult. The East Preston solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in East Preston is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Wolstenholmes several years past for my conveyancing in East Preston. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Preston of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £245,000 and found one close by in East Preston I like with amenity areas and transport links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in East Preston in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan the remaining unexpired lease term will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.