My wife and I are planning to purchase a flat in Emersons Green and have appointed a Emersons Green conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Skipton Building Society have this morning contacted us to advise us that there is now an issue as our Emersons Green conveyancer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Emersons Green solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Can your site be used to recommend a Conveyancing solicitor in Emersons Green even where I’m not buying or disposing of a house, for example where I want to buy a shop in Emersons Green with a mortgage from Platform Home Loans Ltd?
Our comparison service is primarily there to find domestic conveyancing solicitors in Emersons Green but we have set out at the end of this page a selection of Emersons Green commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Platform Home Loans Ltd
My husband and I wish to acquire a purpose built apartment in Emersons Green with a loan from Platform Home Loans Ltd.We would like to retain our Emersons Green conveyancing lawyer but Platform Home Loans Ltd informed us he's not on their approved list of firms. we are left little option but to use a Platform Home Loans Ltd panel solicitor or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers needs to be on the Platform Home Loans Ltd conveyancing panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
Due to the advice of my in-laws I had a survey completed on a property in Emersons Green ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may not issue a loan on such a house.
It depends who your proposed lender is. HSBC has different instructions from Halifax. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Emersons Green. Conveyancing will be smoother if you use a solicitor in Emersons Green especially if they regularly deal with such properties in Emersons Green.
I'm converting the mortgage on my primary house to a BTL loan with Godiva Mortgages Ltd and intend to use the remaining equity as a deposit on another house. The location we are talking about is Emersons Green. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?
Do use our comparison tool on this page to ensure that the solicitors are approved by both mortgage companies. Having checked that they are your lawyer should be able to connect the two transactions but you should have a chat with you lawyer and communicate your expectations and requirements.
We're FTB’s - agreed a price, yet the agent has warned us that the owners will only proceed if we use their preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Emersons Green
We suspect that the owner is unaware of this demand. Should the vendor require ‘a quick sale', turning down a serious buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to go, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Emersons Green conveyancing lawyers - as opposed tothose that will earn their negotiator at the agency a commission or meet his conveyancing figures set by head office.