My wife and I are planning to purchase a home in Langford and have instructed a Langford conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Barclays have this evening contacted us to advise us that they have now hit a problem as our Langford solicitor is not on their conveyancing panel. Is this a problem?
Where you are buying a property requiring a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Langford solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are purchasing a house and need a conveyancing solicitor in Langford who is on the Lloyds 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 Lloyds . We don't recommend any particular firms conducting conveyancing in Langford.
My husband and I are purchasing a 2 bedroom flat in Langford with a residential mortgage from Bank of Ireland.We would like to retain our Langford conveyancing practitioner but Bank of Ireland says his firm is not on their approved list of firms. We have to appoint a Bank of Ireland panel lawyer or keep our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you is subject to its various provisions, a common one being that solicitors must be on the Bank of Ireland approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Bank of Ireland
My wife and I have arranged a further advance on our mortgage from Yorkshire BS as we wish to carry out improvements to our property in Langford. Are we obliged to appoint a nearby Langford solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
Two weeks ago we had a mortgage agreed in principle with Santander. Langford conveyancing practitioners are instructed. How long does it take for Santander to send the offer to the lawyer?
There is no definitive answer here. Have Santander completed the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Intending to buy a house in Langford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Langford property lawyer is on the Bank of Ireland conveyancing panel.
Should commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Langford?
Many commercial conveyancing solicitors in Langford will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Langford. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Langford.
For every commercial conveyancing transaction in Langford it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Langford commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Langford.
I opted to have a survey done on a property in Langford before retaining conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may not grant a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Langford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Langford to see if the conveyancing will be more expensive.