Me and my fiance are buying an apartment in Penn. My lawyer has never been on on the lender solicitor panel. Am I still permitted to use my Penn conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
You must use a conveyancer to complete the formalities when you need a loan to buy your home. They will conduct all the appropriate legal checks on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage paperwork is in order. You could instruct a Penn solicitor of your choosing. However, if the conveyancing practitioner appointed is not a member of the bank approved list further costs will be incurred as separate legal representation will be required by them. Lender panel applications may be submitted, so where your solicitor has not previously applied for membership they should do so.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Penn. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/1/2025, the requirements read as follows :
Various web forums that I have visited warn that are the main reason for hinderance in Penn conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Penn.
How does conveyancing in Penn differ for new build properties?
Most buyers of new build or newly converted property in Penn come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Penn tend to acquire the real estate, 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 used to new build conveyancing in Penn or who has acted in the same development.
I decided to have a survey completed on a property in Penn prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some banks tend not give a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Penn. Conveyancing will be smoother if you use a solicitor in Penn especially if they regularly deal with such properties in Penn.
Do I need to be wary by brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Penn conveyancing firm?
As with lots of service providers, often suggestions from connections can be extremely useful or valuable. Nevertheless there are many parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend lawyers to select. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to choose your own conveyancer. Don't forget that some banks have an approved list of solicitors you have to use for the mortgage related work in your home move.