Me and my partner are buying a 1 bedroom flat in Haslingden with a mortgage. We would like to retain our Haslingden lawyer, but the mortgage company says she’s not on their "panel". It seems we have no choice but to instruct one of the bank panel solicitors or keep our Haslingden property lawyer as well as pay for one of their panel lawyers to act for them. We regard this is unjust; are we not able to demand that the mortgage company use our Haslingden conveyancing practitioner ?
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 Haslingden conveyancing lawyer to apply to be on the conveyancing panel.
Can the conveyancing solicitors listed on your site perform right to buy conveyancing in Haslingden?
We do have numerous conveyancing experts who can handle right to buy transactions Please get in touch with us in order to obtain a costs calculation.
It is a dozen years since I acquired my home in Haslingden. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down the deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with your lender or they could be in the possession of the conveyancers who acted in the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Haslingden involves registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
is it true that all Haslingden conveyancing solicitors on the Kent Reliance conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
About to purchase flat in Haslingden. 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 Virgin Money 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 Haslingden conveyancing practitioner is on the Virgin Money conveyancing panel.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Haslingden solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Haslingden surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Haslingden differ for newly converted properties?
Most buyers of new build or newly converted property in Haslingden contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Haslingden typically acquire the land, 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 property lawyers 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 Haslingden or who has acted in the same development.
The lawyers conducting our conveyancing in Haslingden has forwarded documents to review that reveal that the property is unregistered with epitome documents. Surely all properties in Haslingden are registered?
Whilst most properties in Haslingden are now registered with HM Land Registry there are still some that are unregistered. Any property in Haslingden that has been transferred since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Haslingden property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Haslingden conveyancing practitioners should be capable of dealing with such matters but in the event that uncertainty prevails the prevailing guidance these days appears to be for the seller’s conveyancer to register it first and subsequently deal with the sale conveyance - this will predictably cause a protracted home move.