My wife and I are purchasing a 2 bedroom flat in Hull with a mortgage. We have a Hull lawyer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Hull solicitor and pay for one of their panel ones to represent them. This feels very unfair; can we not require that the mortgage company use our Hull 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 Hull conveyancing lawyer to apply to be on the conveyancing panel.
Can the conveyancing lawyers listed on your site handle conveyancing in Hull by way of an attended exchange?
We do have a number of conveyancing specialists carrying out one day exchanges. Please e-mail us to obtain a costs illustration and details as to availability.
My property lawyer in Hull has never been on on the Bank of Scotland Approved Panel. Can I still continue with my family solicitor even though they are not on the Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Hull lawyers but Bank of Scotland will need to use a lawyer on their panel. This will result in additional total conveyancing charges and result in frustration.
- Choose a new lawyer to to deal with the purchase, obviously checking they are Persuade your solicitor to do everything within their powers to join the Bank of Scotland conveyancing panel
What can a local search tell me regarding the property I am purchasing in Hull?
Hull conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays an important part in many a Hull conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I have todaybecome aware that Wolstenholmes have closed. They conducted my conveyancing in Hull for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest way to check if the property is in your name, 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 Hull conveyancing specialists.
How does conveyancing in Hull differ for newly converted properties?
Most buyers of new build premises in Hull contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because builders in Hull typically purchase 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 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 Hull or who has acted in the same development.