My wife and I are acquiring a maisonette in Mablethorpe. My property lawyer has never been on on the lender solicitor list. Am I still permitted to retain my Mablethorpe conveyancing solicitor notwithstanding that they are excluded from the lender approved list?
Your options include
- Carry on with your preferred Mablethorpe property lawyer but your lender will no doubt retain a solicitor on their approved list. The net result is additional charges and probable frustration.
- Appoint a new property lawyer to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your property lawyer to pull out all the stops to get listed on the bank’s panel of solicitors
Can I use your services to find a Conveyancing solicitor in Mablethorpe even where I’m not buying or selling a house, for example where I wish to acquire an office in Mablethorpe with a loan from Godiva Mortgages Ltd?
Our search tool is mainly there to find residential conveyancing solicitors in Mablethorpe but we have set out towards the bottom of this page a few Mablethorpe commercial conveyancing firms. You should make contact with the firm directly to establish if they can also act for Godiva Mortgages Ltd
We wanted to use a conveyancing solicitor in Mablethorpe for our house purchase. Our financial adviser informed us that our bank HSBC Bank won't deal with them. Surely this is unfair competition?
Banks tend to imposes restrictions either the type or the amount of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have reduced the number of solicitor practices they allow to represent them. You should note that HSBC Bank have no responsibility for the quality of advice provided by any member of HSBC Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are differing opinions about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Mablethorpe only conduct a couple conveyances a year.
Should my solicitor be making enquiries about flooding as part of the conveyancing in Mablethorpe.
Flooding is a growing risk for solicitors dealing with homes in Mablethorpe. There are those who buy a property in Mablethorpe, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their solicitors which should give them a better appreciation of the risks in Mablethorpe. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine if the property has historically flooded. If the property has been flooded in past and is not disclosed by the owner, then a buyer may bring a compensation claim as a result of such an inaccurate reply. A purchaser’s solicitors may also carry out an enviro search. This should disclose if there is a recorded flood risk. If so, further investigations will need to be made.
How does conveyancing in Mablethorpe differ for newly converted properties?
Most buyers of new build residence in Mablethorpe come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Mablethorpe typically purchase 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 conveyancers 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 Mablethorpe or who has acted in the same development.
I decided to have a survey completed on a property in Mablethorpe in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies will not grant a mortgage on this type of property.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Mablethorpe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mablethorpe to see if the conveyancing costs will increase in light of this.