We are buying a 1 bedroom apartment in Moorends with a mortgage. We wish to retain our Moorends solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Moorends conveyancer as well as pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to demand that the mortgage company use our Moorends 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. Another option that might be available is for your Moorends conveyancing solicitor to apply to be on the conveyancing panel.
Do the conveyancing solicitors that are recommend carry out auction conveyancing in Moorends?
We know of a number of auction solicitors we can connect you with those who can conduct auction conveyancing. Moorends is one of hundreds of locations in which our lawyers have offices.
What is the difference between a licensed conveyancer and conveyancing solicitor in Moorends
Two types of professional can do conveyancing in Moorends namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the sale or purchase of property. They are both required to handle Moorends conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally carried out and that the requirements and procedures will be appropriately followed.
The mortgage over my property is with Leeds Building Society for my property in Moorends. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
Your original mortgage agreement with Leeds Building Society will provide that you need their approval before renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.
Completion of my remortgage has taken place for my property in Moorends. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I'm purchasing my first flat in Moorends with a mortgage from Britannia. The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my conveyancer about the deal as it will adversely affect my loan with Britannia. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How do I identify a Moorends solicitor on the Norwich and Peterborough Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 25kilometers to meet the solicitor.
Feel free to make use of the tool on this website. Please pick a lender and your location and you will see a number of Moorends conveyancing lawyers locally. We have listed some Moorends conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Norwich and Peterborough Building Society approved list
My father has recommend that I use his conveyancers in Moorends. Do I take his recommendation?
Much as we are happy to recommend a Moorends conveyancing lawyer it’s preferable to select a conveyancing lawyer is to get referrals from friends or relatives who have actually experience in using the firm you're considering.