We are buying a 2 bedroom apartment in Ladywell with a mortgage. We have a Ladywell conveyancer, but the lender says he's not on their "panel". It seems we have little choice but to appoint one of the mortgage company panel solicitors or retain our Ladywell solicitor and pay for one of their panel lawyers to represent 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 Ladywell conveyancing lawyer to apply to be on the conveyancing panel.
If you had a top tip for choosing a conveyancing solicitor in Ladywell what would it be?
We would encourage you not to go for the lowest Ladywell 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.
How can we know in advance if a Ladywell conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Ladywell getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
We have a mortgage agreed in principle with Co-operative. Ladywell conveyancing practitioners were appointed. How long does it take for Co-operative to forward the offer to the conveyancer?
Some lenders take longer than others. Have Co-operative conducted the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Are there restrictive covenants that are commonly identified during conveyancing in Ladywell?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ladywell. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build flat in Ladywell. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ladywell
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Due to the guidance of my in-laws I had a survey completed on a property in Ladywell before retaining lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will not issue a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ladywell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ladywell to see if the conveyancing will be more expensive.
I am selling my house. My previous conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Ladywell if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in Ladywell. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.