My husband and I are buying a 3 bedroom flat in Guildford with a mortgage. We have a Guildford solicitor, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Guildford conveyancer and pay for one of their panel firms to represent them. This feels 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 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 Guildford conveyancing solicitor to apply to be on the conveyancing panel.
I have been told by my conveyancer that defective lease insurance is required on my purchase. What is the level of cover for Guildford conveyancing?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
When it comes to lenders such as RBS, do Guildford conveyancers face an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
About to purchase flat in Guildford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Guildford property lawyer is on the TSB conveyancing panel.
Have completed on a a terraced house in Guildford , What is the estimated time for the Land Registry to register my title? My Guildford conveyancing solicitor has been painfully slow, so I want to be sure the registration is addressed.
There is nothing unique about conveyancing in Guildford registration formalities. Rather than based on location, timeframes can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested parties. At present approximately 80% of submission are fully dealt with within 12 days but some can be subject to extensive delays. Historically registration is effected once the buyer has moved in to the premises therefore 'speed' is not typically top priority but if it is urgent that the the registration takes place urgently then you or your solicitor could contact the land registry and explain the circumstances.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Guildford I like with amenity areas and transport links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Guildford in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan that many years will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
How easy is it to swap solicitor as I need to select a firm on the Britannia conveyancing panel. I was using a local conveyancing solicitor in Guildford round the corner but he is not approved by Britannia
It would be our pleasure to help you find a conveyancing solicitor in Guildford on the Britannia panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Guildford. Using the find a conveyancing solicitor tool on this website, you can contrast charges for conveyancing solicitors in Guildford and beyond.
Me and mypartner and I are searching for an affordable conveyancing solicitor in Guildford to help me sell my home. I want to avoid being ripped off and there's so many Guildford conveyancing firms to choose from...who do I opt for?
To fee estimates for your move from the conveyancing firms that undertakes services in Guildford please make the most of our quote tool.