Me and my fiance are planning to buy a 3 bedroom apartment in Harleston with a mortgage. We have a Harleston lawyer, but the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Harleston lawyer as well as pay for one of their panel lawyers to act for them. We consider that this is inequitable; can we not require that the bank use our Harleston property lawyer ?
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 Harleston conveyancing solicitor to apply to be on the conveyancing panel.
I used Stirling Law a few years past for my conveyancing in Harleston. I now require my file but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Harleston of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Harleston differ for newly converted properties?
Most buyers of new build or newly converted property in Harleston approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because house builders in Harleston tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Harleston or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Harleston is the location of the property. Can you shed any light on this issue?
Flying freeholds in Harleston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harleston you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harleston may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it simple use the search app to select a conveyancing lawyer in Harleston on the panel for my mortgage?
First pick a bank such as Santander, Chelsea Building Society or Platform Home Loans Ltd then type in your location for instance Harleston. Conveyancing practices in Harleston and nationally will then be shown.
What could I expect to pay for conveyancing in Harleston?
Almost all Harleston conveyancing practices will agree to a standard fee. Where additional work becomes necessary during the transaction your lawyer is obliged advise you in writing of such supplemental charges for such work immediately it becomes apparent. Some work on a no move no fee basis, others will levy an bill for a proportion of the set costs, calculated based on the stage at which the transaction does not go ahead.
It may be helpful for you to obtain various firms to supply you an estimate.