I am purchasing a flat in Langland. My Solicitor is not listed on the bank approved panel. Am I still permitted to retain my Langland conveyancing solicitor notwithstanding that they are not on the lender approved list?
Various options include
- Carry on with your existing Langland solicitor but your mortgage company will need to appoint a conveyancer on their approved panel. This will result in additional charges together with probable frustration.
- Choose a new conveyancer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Convince your lawyer to pull out all the stops to join the mortgage company conveyancing panel
I am purchasing a garden flat in Langland. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Langland you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Langland.
My lawyer has informed me that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Langland?
The appropriate level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such insurances.
We previously appointed solicitors locally in Langland on the Lloyds solicitor panel. They have just invoiced me a further fee for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The fee is not dictated by Lloyds but by your Langland conveyancing practitioner. Some firms on the Lloyds panel will charge ’dealing with mortgage’ fee and others do not.
We have agreed to purchase a house in Langland. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As your lender is Coventry BS your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to Langland.
The deeds to my house can not be found. The lawyers who dealt with the conveyancing in Langland 10 years ago have long since closed. What are my options?
These day there are copies made of almost everything, and your lawyer should be aware exactly where to find all the relevant documentation so you can purchase or sell your house without any difficulty. Where copies can’t be located, your solicitor can arrange cover in the form of insurance or indemnities against future claims on your property.
Am I right to be wary by 3rd parties that I am dealing with are recommending a national conveyancing firm rather than a local Langland conveyancing company?
As with many professional services, often input from family and friends can be worth their weight in gold. But there are many players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest conveyancers to choose. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the recommendation. You have the right to appoint your own lawyer. You need to be aware that many mortgage providers have an approved list of solicitors you have to use for the mortgage aspect of your home move.
My work colleague mentioned that when selecting a conveyancing firm they need approved by your lender. I am a FTB but I have an AIP from Birmingham Midhshires and I already have a bricks and morter conveyancing lawyer in Langland at the ready. Will Birmingham Midhshires insist on an approved conveyancer to be instructed? Does a directory of panel solicitors even exist so I can choose a conveyancing solicitor in Langland?
You need to instruct a solicitor that is on the Birmingham Midhshires panel. The first thing to do is ring your preferred Langland conveyancing lawyer and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have a couple of options open to you here:
- Complete the purchase with your existing Langland property lawyer but Birmingham Midhshires will need to instruct a conveyancer on their approved list. The net impact is additional charges and potential frustration.
- Get a fresh conveyancing practitioner to conduct the conveyancing, making sure they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancing practitioner to apply to join the bank panel.