We are purchasing a 3 bedroom apartment in Kettering with a mortgage. We have a Kettering solicitor, but the mortgage company says he's not on their "panel". It seems we have no choice but to use one of the mortgage company panel solicitors or continue with our Kettering property lawyer and pay for one of their panel ones to act for them. We consider that this is unjust; can we not require that the mortgage company use our Kettering conveyancer ?
No, not really. 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. A further alternative is for your Kettering conveyancing solicitor to apply to be on the conveyancing panel.
As someone unfamiliar with conveyancing in Kettering what’s your top tip you can give me concerning the ownership transfer in Kettering
Not many law firms shout this from the rooftops but conveyancing in Kettering and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the home moving process. E.g., the seller, estate agent and even potentially the bank. Appointing a lawyer for your conveyancing in Kettering an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose interest is to act in your legal interests and to protect you.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you must always trust your conveyancer above the other players when it comes to the legal transfer of property.
My Conveyancer in Kettering is not on the Coventry Building Society Approved Panel. Can I still use my family solicitor notwithstanding that they are not on the Coventry Building Society list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your existing Kettering lawyers but Coventry Building Society will need to instruct a lawyer on their panel. This will result in additional overall conveyancing charges as well as cause frustration.
- Get an alternative practitioner to act in the purchase, obviously checking they are on the Coventry Building Society panel
I have todaybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Kettering for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is in my name 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 Kettering conveyancing specialists.
I'm buying my first flat in Kettering benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not reveal to my solicitor about this deal as it may adversely affect my loan with Yorkshire Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Taking into account that I am about to part with over three hundred thousand on 3 bedroom house in Kettering I would like to have a conversation with the lawyer about myhouse move before instructing 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 solicitor who will be conducting your conveyancing in Kettering.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Kettering should be the amount on the final invoice that you are charged.