Me and my fiance are planning to purchase a 2 bedroom flat in Poole with a mortgage. We have a Poole conveyancer, however the bank says she’s not on their "panel". It seems we have little choice but to appoint one of the bank panel solicitors or continue with our Poole property lawyer and pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?
Unfortunately,no. 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 Poole conveyancing lawyer to apply to be on the conveyancing panel.
My son is about to exchange on a new build apartment in Poole with a mortgage from Lloyds. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are buying a house in Poole. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to put money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the sole beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Poole. The Poole property was put into my name in January. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in January. Will no one buy the property for half a year?
The CML handbook obliges 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 caught by that. many banks would take a practical view as this provision is principally there to pick up on the purchase and immediately sell or the quick reselling of properties.
We are getting a further advance on our mortgage from RBS as we want to carry out renovations to our property in Poole. Do we need to select a high street Poole solicitor on the RBS conveyancing panel to deal with the paperwork?
RBS don't usually instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a house in Poole?
Unless a previous purchase of the property took place after 12 October 2013 you could take it that solicitors delivering conveyancing in Poole to continue to propose a a chancel search and or insurance against a claim.
Me and my brother purchased a semi-detached Edwardian property in Poole. Conveyancing lawyer acted for me and Yorkshire Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching property. Is it worth asking Yorkshire Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Poole and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing solicitor who completed the work.
We are 14 days into a freehold purchase having been directed to conveyancers by the high street agent to perform conveyancing in Poole. We are not happy. Can you help me find new conveyancers?
They would need to be really bad to suggest replacing them. Has your mortgage offer been generated? In the event that it has you must make them aware of the new contact details and ensure the mortgage documents are re-issued. Your new solicitor ideally needs to be on the banks panel to avoid added expenses and frustration. So that should be your first question of the new conveyancers. Our find a solicitor tool will help you find a bank approved lawyer for your conveyancing in Poole