My husband and I are buying a 2 bedroom flat in Hartlebury with a mortgage. We like our Hartlebury lawyer, but the bank says she’s not on their "panel". It seems we have no choice but to select one of the lender panel conveyancing practices or keep our Hartlebury conveyancing practitioner and pay for one of their panel lawyers to act for them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. 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 Hartlebury conveyancing solicitor to apply to be on the conveyancing panel.
Why is leasehold purchase conveyancing in Hartlebury is more expensive?
Hartlebury leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
Do I have to pop into the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Hartlebury so that I can pop in to their offices if necessary.
These days conveyancing panel lawyers for lenders conduct their communications via Royal Mail, internet or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in the country. Nevertheless you can check if you can still book an appointment to visit conveyancing lawyer if you prefer.
How does conveyancing in Hartlebury differ for new build properties?
Most buyers of new build or newly converted property in Hartlebury contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Hartlebury usually purchase the site, 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 Hartlebury or who has acted in the same development.
I decided to have a survey done on a house in Hartlebury ahead of instructing lawyers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some lenders will refuse to grant a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hartlebury. Conveyancing will be smoother if you use a solicitor in Hartlebury especially if they are accustomed to such properties in Hartlebury.
I need to instruct a conveyancing solicitor for some conveyancing in Hartlebury. I happened to chance upon a web site which appears to be the ideal solution If there is a chance to get all the legals done via email 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?