We are buying a 2 bedroom apartment in Kings Langley with a mortgage. We like our Kings Langley lawyer, however the lender says she’s not on their "panel". It appears that we have no choice but to select one of the bank panel solicitors or continue with our Kings Langley lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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 Kings Langley conveyancing solicitor to apply to be on the conveyancing panel.
AssumingI were to buy a straightforward housein Kings Langley for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Kings Langley?
The only reduction in fees you would make on is the Kings Langley conveyancing searches. Your property lawyer still got to do everything else - money laundering, communicating with your sellers lawyer, SDLT return, register the ownership etc. A marginal saving might be made by not having to register a charge but it will not be meaningful.
I am refinancing my home in Kings Langley, does my lawyer have to be on the Lloyds Solicitor panel?
In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Due to the guidance of my in-laws I had a survey completed on a property in Kings Langley ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks will refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kings Langley. Conveyancing will be smoother if you use a solicitor in Kings Langley especially if they are accustomed to such properties in Kings Langley.
Is it possible to change conveyancer as I have to select one who is on the Halifax conveyancing panel. I instructed a local conveyancing solicitor in Kings Langley five minutes from me but the firm is not approved by Halifax
It would be our pleasure to help you select a conveyancing solicitor in Kings Langley on the Halifax panel. Please note that the law firms that we list do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Kings Langley. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Kings Langley.
Do online conveyancing companies undertake everything a high street Kings Langley solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Kings Langley?
Where you instruct an online conveyancer they will cover all the tasks your Kings Langley conveyancer would cover.