My wife and I are buying a 2 bedroom flat in Market Harborough with a mortgage. We have a Market Harborough solicitor, but the mortgage company advise he's not on their "panel". It appears that we have little choice but to use one of the bank panel conveyancing practices or retain our Market Harborough conveyancing practitioner as well as pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer 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 Market Harborough conveyancing lawyer to apply to be on the conveyancing panel.
As someone unfamiliar with the Market Harborough conveyancing process what’s your top tip you can give me for the ownership transfer in Market Harborough
Not many law firms or advisers will tell you this but conveyancing in Market Harborough or throughout Leicestershire is an adversarial process. Put another way, when it comes to conveyancing there is lots of room for friction between you and others involved in the legal transfer of property. For example, the seller, selling agent and sometimes your mortgage company. Choosing a lawyer for your conveyancing in Market Harborough an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to act in your best interests and to protect you.
Sometimes a potential adversary will attempt to convince you that it is in your interests to do things their way. For example, the property agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your mortgage broker may tell you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.
What is your number one tip for choosing a conveyancing solicitor in Market Harborough
Do not opt for the cheapest Market Harborough conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Can you point me to a directory of Clydesdale panel solicitors in Market Harborough on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings visible online. If you are in need of a Market Harborough property lawyer on the Clydesdale please use our tool.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Market Harborough property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Me and my brother purchased a renovated Victorian house in Market Harborough. Conveyancing solicitor represented me and Halifax. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Market Harborough and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing lawyer who conducted the conveyancing.
Is it simple use your search tool to choose a conveyancing lawyer in Market Harborough on the panel for my lender?
First pick a lender such as Santander, Coventry Building Society or Godiva Mortgages Ltd then type in your location a common one being Market Harborough. Conveyancing practices in Market Harborough and beyond should be listed.
We're FTB’s - had an offer accepted, but the selling agent has warned us that the vendor will only issue a contract if we use the agent's preferred solicitors as they want a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in Market Harborough
It is unlikely the sellers are behind this. If they desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your preferred Market Harborough conveyancing firm - as opposed tothe ones that will give their negotiator at the agency a commission or achieve conveyancing targets set by corporate headquarters.