We are buying a 1 bedroom flat in Lincoln with a mortgage. We wish to retain our Lincoln solicitor, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Lincoln conveyancing practitioner and pay for one of their panel lawyers to act for them. We feel that this is inequitable; can we not insist that the mortgage company use our Lincoln solicitor ?
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. A further alternative is for your Lincoln conveyancing lawyer to apply to be on the conveyancing panel.
The Lincoln conveyancing firm handling our Lincoln conveyancing has discovered an inconsistency when comparing the assumptions in the home valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he must ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We see that you have a search directory identifying law firms on the Kent Reliance conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Lincoln?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lincoln.
I am helping my step-mother sell her house in Lincoln. Will the conveyancing solicitor order the EPC or it is for me to see to?
Following the demise of HIPs, energy performance certificates was kept a required part of moving property. An energy assessment must be to hand prior to the property being advertised. This is not as aspect of the sale process that conveyancers normally organise. If you are using a Lincoln conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with long established Lincoln assessors
We are planning to move property in July. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you suggest a removal company in Lincoln. Conveyancing solicitor was organised prior to coming across this page.
On the afternoon of completion you will need to pick up the house keys from the estate agent but this should only happen once the sellers lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You should inform the removal company that they can start moving you in. We do not suggest a particular removal company but can help you locate a conveyancing in Lincoln or a legal practice that specialises in conveyancing in Lincoln.
Completion of my remortgage has taken place for my property in Lincoln. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
The deeds to our property can not be found. The solicitors who dealt with the conveyancing in Lincoln 5 years ago have long since closed. What are my options?
Gone are the days when you need to have the physical original deeds to prove you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.
Due to the encouragement of my in-laws I had a survey completed on a property in Lincoln prior to retaining lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders will refuse to issue a loan on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. 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 used to dealing with flying freeholds in Lincoln. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lincoln to see if the conveyancing will be more expensive.