My husband and I are planning to acquire a 1 bedroom flat in Guildford with a mortgage. We have a Guildford lawyer, but the mortgage company says he's not on their "panel". It appears that we have little option but to use one of the mortgage company panel conveyancing practices or continue with our Guildford property lawyer and pay for one of their panel firms to act for them. We consider that this is inequitable; can we not insist that the mortgage company use our Guildford solicitor ?
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. A further alternative is for your Guildford conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing solicitors that you recommend carry out right to buy conveyancing in Guildford?
We have identified plenty of conveyancing practitioners who can service right to buy conveyancing Do call the solicitors listed with a view to obtain a conveyancing quote.
Can your site be used to locate a Conveyancing solicitor in Guildford even where I’m not purchasing or disposing of a house, for example if I want to acquire a shop in Guildford with a mortgage from Lloyds TSB Bank?
The service is mainly there to help choose domestic conveyancing solicitors in Guildford but we have recorded at the bottom of this page a selection of Guildford commercial conveyancing firms. You should enquire with the company directly to establish if they can also act for Lloyds TSB Bank
We're in Guildford, First timers purchasing with a mortgage (lender is UBS , and our solicitor is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My wife and I are purchasing a property in Guildford. I might seem paranoid but how we can trust a lawyer? On completion day we have to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
After months of negotiation I have agreed a price on an apartment in Guildford. My mortgage broker suggested a solicitor. I paid an on account payment of £150. A few days later, the property lawyer called me sheepishly admitting that they were not on the Coventry 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 Coventry 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.
Skipton have agreed my home loan in principle, my offer on a house in Guildford has been agreed to, what are the next steps?
The estate agent will need to know who your solicitors are (make sure the lawyers are on the bank’s approved list). Contact Skipton or your broker and finish off any outstanding forms. Skipton will sellect a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Skipton will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Guildford.
Are there restrictive covenants that are commonly identified as part of conveyancing in Guildford?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Guildford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’