My husband and I are buying a 1 bedroom apartment in Ombersley with a mortgage. We have a Ombersley lawyer, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Ombersley solicitor as well as pay for one of their panel lawyers to act for them. This feels very unfair; can we not require that the bank use our Ombersley lawyer ?
Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Ombersley conveyancing solicitor to apply to be on the conveyancing panel.
We are about to sign contracts for a freehold house in Ombersley. We encountered a stumbling block. The loan offer with Barclays Direct runs out on 20/10/2026 but the owners are putting forward a completion date of 22/10/2026. Can one prolong the loan offer?
The best person to address this question is your conveyancer who is in a position to assess whether he or she is corresponding with the bank, seller’s solicitors, estate agents or conceivably all parties taking into account what has happend in your house move as of today.
My home in Ombersley is up for sale and I have accepted an offer. Does my conveyancer need to be on the Leeds Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society 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.
I'm the single beneficiary of my late grandmother’s estate and I have everything in my name now, including the house in Ombersley. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in July. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some lenders would take a practical view as this obligation primarily exists to identify the purchase and immediately sell or the quick reselling of properties.
I am expecting a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Ombersley solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Ombersley solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
About to purchase apartment in Ombersley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ombersley conveyancer is on the Co-operative conveyancing panel.
My partner and I are planning on selling our house in Ombersley and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Ombersley. We have lived in Ombersley for many years we know that this is a non issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Online research suggests that Ombersley solicitors are more costly than licensed conveyancers in Ombersley when it comes to buying a property. So is it better if I use a conveyancer or a solicitor where I am purchasing a property in Ombersley.
When it comes to conveyancing in Ombersley the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.