Me and my fiance are purchasing a 2 bedroom flat in Millbank with a mortgage. We would like to retain our Millbank solicitor, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Millbank conveyancer as well as pay for one of their panel lawyers to represent them. We regard this is unjust; can we not require that the lender use our Millbank conveyancing practitioner ?
No, not really. 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 Millbank conveyancing solicitor to apply to be on the conveyancing panel.
Me and my wife are buying our first home. Our property lawyer has messagedto check if we wish to purchase supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Millbank
The extent of Millbank conveyancing searches should be triggered based primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you properly comprehend what information the searches could give you. You may then make a decision if you personally think you need that search. Should you be unsure, ask the solicitor to offer guidance.
I am selling my flat in Millbank. Will the conveyancing practitioner need to be required to be on the Yorkshire BS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS 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 specifications fairly frequently at the moment.
Is it the case that all Millbank CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved practices?
It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I had a mortgage agreed in principle with Kent Reliance. Millbank conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
Some lenders take longer than others. Have Kent Reliance done the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am currently in the process of buying my council flat in Millbank. I have a mortgage offer with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I am buying a house and the conveyancer has identified Chancel Repair to which the house may be obligated to pay as it falls into the area of such a church. She has mentioned insurance. Is this strictly warranted for conveyancing in Millbank
Unless a prior purchase of the house completed after 12 October 2013 you can expect lawyers carrying out conveyancing in Millbank to continue to propose a a chancel search and or insurance against a claim.
My uncle has urged me to appoint his lawyers for conveyancing in Millbank. Should I use them?
Much as we are happy to recommend a Millbank conveyancing lawyer the ideal way to choose a conveyancing solicitor is to get guidance from friends or family who have actually experience in using the conveyancer you're considering.