My husband and I are hoping to buy a home in Hanslope and have appointed a Hanslope conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Norwich and Peterborough Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Hanslope lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with mortgage finance it is usual for the purchasers' solicitors 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 Quality Scheme. Your property lawyer 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Hanslope lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I am considering refinancing my apartment in Hanslope, does my lawyer have to be on the Lloyds Conveyancing panel?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
We are planning to move house in December. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Hanslope. Conveyancing firm was chosen prior to coming across your site.
On the afternoon of completion you can collect the keys from the property agent but this should only take place when the sellers solicitors advise the agent that they have the completion monies and the keys can be released. Subsequently you can inform the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in locating a conveyancing in Hanslope or a lawyer with expertise in conveyancing in Hanslope.
My husband and I have arranged the release of further funds on our home loan from Leeds Building Society as we wish to carry out a loft conversion to our property in Hanslope. Do we need to appoint a nearby Hanslope solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?
Leeds Building Society do not ordinarily appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
About to purchase flat in Hanslope. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander 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 Hanslope solicitor is on the Santander conveyancing panel.
2 months have elapsed following my purchase conveyancing in Hanslope took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Hanslope. I've stumble upon a site which appears to be the perfect answer If there is a chance to get all this stuff completed via phone that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Should I cancel my mortgage payments with Barclays once a completion date for my home sale in Hanslope has been agreed?
You would be well advised to keep meeting any mortgage payments to Barclays until the mortgage is repaid on completion as part of your Hanslope conveyancing.