Me and my partner are hoping to acquire a 1 bedroom flat in Horsforth with a mortgage. We like our Horsforth solicitor, but the bank says she’s not on their "panel". It seems we have little option but to instruct one of the bank panel solicitors or retain our Horsforth property lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to demand that the mortgage company use our Horsforth lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Horsforth conveyancing solicitor to apply to be on the conveyancing panel.
There are plenty of conveyancing solicitors in Horsforth but how do I know who I should use?
Do not opt for the cheapest Horsforth conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We are getting a further advance on our mortgage from UBS as we want to conduct improvements to our property in Horsforth. Are we obliged to choose a high street Horsforth solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS do not ordinarily instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
Completion of my purchase has taken place for my property in Horsforth. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I have justdiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Horsforth for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The easiest way to check if the premises 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 Horsforth conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a property in Horsforth prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some banks will not grant a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions from Halifax. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Horsforth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Horsforth to see if the conveyancing costs will increase in light of this.
I need to find a conveyancing solicitor for leasehold conveyancing in Horsforth. I have discover a web site which appears to be the perfect solution If it is possible to get all formalities done via email that would be preferable. Do I need to be wary? 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?
Should I cancel the direct debit for my mortgage with Santander once a completion date for my home sale in Horsforth has been set?
No, you must continue meeting any mortgage payments to Santander pending the mortgage being discharged out of the proceeds of sale as part of your Horsforth conveyancing.