We are buying a 2 bedroom flat in Laceby with a mortgage. We wish to retain our Laceby lawyer, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel solicitors or keep our Laceby conveyancing practitioner and pay for one of their panel firms to represent them. This seems very unfair; can we not require that the mortgage company use our Laceby lawyer ?
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. A further alternative is for your Laceby conveyancing lawyer to apply to be on the conveyancing panel.
We are looking to buy a flat and require a conveyancing solicitor in Laceby who is on the Clydesdale conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Laceby.
If you had a top tip for choosing a conveyancing solicitor in Laceby what would it be?
It would be unwise to be seduced by the cheapest Laceby conveyancing fees. You really do get what you’re paying 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 were going to get a AIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Laceby solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Laceby solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Laceby solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Laceby postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Laceby.
We are purchasing a house and the conveyancer has raised the issue of Chancel Repair to which the house could be liable as it falls into the area of such a church. He has recommended insurance. Is this strictly required for conveyancing in Laceby
Unless a previous acquisition of the premises took place post 12 October 2013 you could take it that lawyers delivering conveyancing in Laceby to remain encouraging a chancel search and or chancel repair liability policy.
How does conveyancing in Laceby differ for new build properties?
Most buyers of new build or newly converted property in Laceby contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because developers in Laceby typically buy 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 Laceby or who has acted in the same development.
Is it best to choose a Laceby conveyancing solicitor who is local to the property I am purchasing? An old friend can deal with the conveyancing however his firm is located a couple of hundredkilometers away.
The primary upside of using a local Laceby conveyancing practice is that you can pop in to sign paperwork, present your ID and apply pressure on them if necessary. Having local Laceby know how is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were happy that should trump using an unfamiliar Laceby conveyancing solicitor just because they are Laceby based.