My husband and I are buying a 1 bedroom flat in Lickey End with a mortgage. We like our Lickey End solicitor, but the bank advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Lickey End property lawyer and pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
No, not really. 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 Lickey End conveyancing solicitor to apply to be on the conveyancing panel.
Do lenders provide you with an approved list of Lickey End conveyancing solicitors? How do you know who is on the Co-operative conveyancing panel?
Lickey End conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
My relative suggested that if I am buying in Lickey End I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Lickey End conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Lickey End around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Lickey End Education with maps and statistics, Local Amenities and other useful information regarding Lickey End.
Due to the input of my in-laws I had a survey completed on a house in Lickey End prior to appointing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will not grant a loan on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lickey End. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm remortgaging my existing home to a BTL mortgage with Barclays Direct and I will use the rest of the raised equity as a deposit on another property. The neighborhood we are interested in is Lickey End. Will your lawyers be able to act for both sets of banks and link together the transactions?
Make use of our comparison tool on this site to ensure that the lawyers are on the appropriate lender panels. On the basis that they are the conveyancer will be able to connect the two transactions but you should have a chat with you lawyer and make apparent your desired outcome and requirements.
My aunt completed her conveyancing in Lickey End in 2005. She has got married, widowed and is now married again. She now wishes to dispose of the Lickey End property. I think she will just be asked to provide a copy of her marriage papers to the conveyancer but she is concerned it will frustrate the sale of the house. Should she instruct a property lawyer to update the title details for the house?
You are not required to update the title for the property on the basis that you have the proof needed to demonstrate how the change of name occurred.
Any purchaser’s lawyer should review the registered information and request evidence by way of proof of the change of name for instance marriage certificates.