Me and my husband are purchasing a leasehold flat in Merriott. My property lawyer is not on the mortgage company conveyancing list. Can I still retain my Merriott conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
You must have a property lawyer to complete the formalities if you require a mortgage to buy your home. The solicitor will carry out all the relevant due diligence on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage paperwork is dealt with. One could instruct a Merriott conveyancing practitioner of your choosing. However, where the lawyer appointed is not on the mortgage company approved list additional charges will arise as separate legal representation will be need by the bank. Lender panel applications can be submitted, so where your conveyancer has not in the past applied for membership they should take the opportunity to apply.
At what point will exchange of contracts take place for purchase conveyancing in Merriott and am I required to be at the conveyancers branch?
Where you are local to one of the conveyancing solicitors in Merriott you are welcome to come in to sign contracts. That being said, the law practices we recommend offer a nationwide conveyancing service and give just as comprehensive and professional a job for you when dealing with you by post or email. The signing of the contract is not the critical part. A signed contract simply enables the solicitor to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Merriott)to be in the office at the appropriate time.
My apartment in Merriott is up for sale and I have accepted an offer. Does the property lawyer have to be required to be on the Barclays conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Barclays conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
Please help - my lawyer says that absentee landlord insurance is required on my purchase. What is the level of cover for Merriott conveyancing?
The right level of absentee landlord indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
When it comes to mortgage companies such as Lloyds, do Merriott lawyers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We previously instructed solicitors locally in Merriott on the Barclays solicitor approved list. They are now charging me a supplemental amount for dealing with the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. The fee is not dictated by Barclays but by your Merriott property lawyer. Plenty of firms on the Barclays panel will charge an ‘acting for lender’ fee and others do not.
How difficult is it to transfer to a new firm as I need to choose a firm on the Bank of Ireland conveyancing list. I had appointed a family conveyancing solicitor in Merriott five minutes from me but the firm is not approved by Bank of Ireland
We will our best to assist in finding you a conveyancing solicitor in Merriott on the Bank of Ireland panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Merriott. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Merriott.
I need to appoint a conveyancing solicitor for freehold conveyancing in Merriott. I have land on a web site which looks to be the ideal solution If it is possible to get all formalities done via email that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?