My husband and I are purchasing a 1 bedroom flat in Horsford with a mortgage. We like our Horsford lawyer, but the lender says she’s not on their "panel". It appears that we have little choice but to appoint one of the mortgage company panel firms or keep our Horsford solicitor as well as pay for one of their panel ones to act for them. We consider that this is inequitable; are we not able to require that the mortgage company use our Horsford conveyancer ?
Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Horsford conveyancing lawyer to apply to be on the conveyancing panel.
We are a couple about to exchange contracts for a freehold house in Horsford. We have hit a stumbling block. Our loan offer with Yorkshire Building Society expires on 7/4/2026 but the owners are suggesting a completion date of 9/4/2026. Can one extend the mortgage expiry date?
The best person to address this concern is your lawyer who should determine whether he or she is should be discussing with the mortgage broker, vendor’s solicitors, selling agents or conceivably all parties taking into account what has gone on in your conveyancing as of today.
Finally the sale completed on my house in Horsford last February yet the purchaser is SMS messaging every few hours to moan that their conveyancer needs to hear from mysolicitor. What should my lawyer have done following completion?
Post completion of your house sale your conveyancer is duty bound to send the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also evidence that the home loan has been redeemed to the purchasers conveyancers. There are no post completion formalities specific conveyancing in Horsford.
Is it correct that all Horsford CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved practices?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Can you point me to a directory of TSB panel solicitors in Horsford on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable over the internet. Where you are in need of a Horsford conveyancing practitioner on the TSB please use our facility.
I have paid off my mortgage with Co-operative. I assume I don't need a Horsford lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Horsford for a purchase of a freehold house 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Horsford conveyancing specialists.
My father-in-law has urged me to use his conveyancers in Horsford. Do I take his guidance?
There are no two ways about it it’s preferable to find a conveyancing lawyer is to seek referrals from friends or relatives who have actually experience in using the solicitor you're are thinking of instructing.