Me and my partner are purchasing a 1 bedroom flat in Paddock Wood with a mortgage. We like our Paddock Wood solicitor, but the bank advise he's not on their "panel". It appears that we have little option but to instruct one of the lender panel firms or continue with our Paddock Wood conveyancing practitioner as well as pay for one of their panel ones to act for them. We regard this is unjust; can we not insist that the lender use our Paddock Wood lawyer ?
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. Another option that might be available is for your Paddock Wood conveyancing lawyer to apply to be on the conveyancing panel.
The Paddock Wood conveyancing firm handling our Paddock Wood conveyancing has discovered a discrepancy when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he must check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are planning to move property in January. Should my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Paddock Wood. Conveyancing firm was chosen prior to coming across your website.
On the day of completion you will need to collect the house keys from the property agent however this can only happen after the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be collected. After that you can inform the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can help you find a conveyancing in Paddock Wood or a legal practice with expertise in conveyancing in Paddock Wood.
When it comes to lenders such as Bank of Ireland, do Paddock Wood property lawyers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am currently in the process of buying my council flat in Paddock Wood. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who did the conveyancing in Paddock Wood 10 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
About to purchase a new build flat in Paddock Wood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Paddock Wood
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.
Would local authority consent be required to convert a house into a couple of appartments in Paddock Wood? This has taken place to a property adjacent to my house in Paddock Wood and was not aware of it happening until it was done.
Planning Consent yes. Building Regulations yes.