My wife and I are planning to acquire a 3 bedroom flat in Lancing with a mortgage. We have a Lancing solicitor, but the bank advise she’s not on their "panel". It seems we have little choice but to appoint one of the lender panel conveyancing practices or keep our Lancing lawyer as well as pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
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 Lancing conveyancing lawyer to apply to be on the conveyancing panel.
We are buying a property and require a conveyancing solicitor in Lancing who is on the UBS approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Lancing.
We have agreed to purchase a house in Lancing. An unusual aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with TSB your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for TSB. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to TSB where a lease fails to meet these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Lancing.
I currently have a mortgage with Nottingham for my property in Lancing. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?
Nottingham must be informed of your intention prior to renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel lawyer.
Completion of my purchase has taken place for my property in Lancing. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
How does conveyancing in Lancing differ for new build properties?
Most buyers of new build premises in Lancing come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Lancing typically buy the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Lancing or who has acted in the same development.
I opted to have a survey completed on a property in Lancing before appointing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks will not give a mortgage on this type of premises.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lancing. Conveyancing will be smoother if you use a solicitor in Lancing especially if they are acquainted with such properties in Lancing.
I need to appoint a conveyancing solicitor for freehold conveyancing in Lancing. I happened to discover a web site which appears to be the perfect solution If there is a chance to get all the legals done via phone that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?