My fiance and I are planning to purchase a flat in Hayes and have instructed a Hayes conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Lloyds TSB Bank have this morning contacted us to advise us that there is now an issue as our Hayes conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is normal for the purchasers' lawyers to also act for the purchaser's lender. 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 Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. 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 Hayes lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We are about to exchange contracts for a freehold house in Hayes. We encountered a stumbling block. Our mortgage offer with Nottingham Building Society runs out on 26/5/2026 but the vendors are putting forward a completion date of 28/5/2026. Is it possible to extend the mortgage expiry date?
The best person to address this issue is your solicitors who is in a position to assess whether they corresponding with the mortgage company, seller’s conveyancers, selling agents or conceivably all parties given what has gone on in your conveyancing as of today.
My fiance and I are purchasing a 3 bedroom flat in Hayes with a mortgage from The Royal Bank of Scotland.We use our Hayes conveyancing lawyer but The Royal Bank of Scotland informed us his firm is not listed on their approved list of member firms. It seems we have little choice but to instruct a The Royal Bank of Scotland panel lawyer or retain our preferred solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that The Royal Bank of Scotland use our lawyer?
No, not really. The home loan issued to you contains terms and conditions, a common one being that conveyancers must be on the The Royal Bank of Scotland approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland
I'm the sole beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Hayes. The Hayes property was put into my name in February. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in February. Do I have to wait 6 months to sell?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view lenders take of it, depend on the lender as this provision is principally there to identify subsales or the flipping of properties.
My husband and I have organised a further advance on our home loan from Santander as we want to carry out alterations to our home in Hayes. Do we need to choose a bricks and mortar Hayes solicitor on the Santander conveyancing panel to handle the legals?
Santander would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
Intending to buy a house in Hayes. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance 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 Hayes conveyancing practitioner is on the Kent Reliance conveyancing panel.
The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Hayes 10 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
Given that I will soon spend 450k on a house in Hayes I would like to have a conversation with the solicitor about myhouse move prior to appointing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your property ownership legalities in Hayes.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Hayes should be the figure that you end up paying.