My wife and I are planning to acquire a 2 bedroom flat in Orpington with a mortgage. We wish to retain our Orpington lawyer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Orpington property lawyer and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 Orpington conveyancing solicitor to apply to be on the conveyancing panel.
Would the conveyancing lawyers that are recommend carry out auction conveyancing in Orpington?
There are a few niche solicitors we can connect you with those conducting auction conveyancing. Orpington is just one of the many areas of in which our lawyers have a presence.
How do I check that the solicitor handling my conveyancing in Orpington is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Birmingham Midshires thus spending £175.00 in another set of conveyancing charges.
Feel free to make the most of the search tool on this page. Pick the mortgage company and type ‘Orpington’ or your preferred area and you will be presented with a number of lawyer offices in Orpington or nearest you.
Are all Orpington Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved firms?
Some major banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
Is it the case that all Orpington solicitors on the Clydesdale conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
My wife and I are in the process of looking at apartments in Orpington and I am about to put in an offer. Is it sensible to have a solicitor on ‘stand by’? I will be getting a home loan with Coventry BS.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
How does conveyancing in Orpington differ for new build properties?
Most buyers of new build or newly converted property in Orpington approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Orpington typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Orpington or who has acted in the same development.
What does commercial conveyancing in Orpington cover?
Orpington conveyancing for business premises incorporates a broad range of guidance, offered by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.