My husband and I are purchasing a 2 bedroom apartment in Queenborough with a mortgage. We wish to retain our Queenborough solicitor, but the bank advise he's not on their "panel". It seems we have little option but to appoint one of the lender panel solicitors or keep our Queenborough lawyer as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; 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. A further alternative is for your Queenborough conveyancing solicitor to apply to be on the conveyancing panel.
We are about to exchange contracts for a garden flat in Queenborough. We have hit a problem. The mortgage offer with The Mortgage Works expires on 8/4/2026 but the vendors are insisting on a completion date of 10/4/2026. Is it possible to prolong the mortgage expiry date?
The best person to address this question is your conveyancer who should assess if they corresponding with the mortgage company, vendor’s solicitors, property agents or indeed all parties given the circumstances your conveyancing as of today.
I am looking to buy a flat and require a conveyancing solicitor in Queenborough who is on the Bank of Ireland solicitor. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Queenborough. We dont recommend any particular firm.
I am buying my first flat in Queenborough with the aid of help to buy. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about the deal as it could affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey done on a house in Queenborough prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks tend not issue a mortgage on such a premises.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Queenborough. Conveyancing may be slightly more expensive based on your lender's requirements.
Are Queenborough conveyancing solicitors duty bound by the Law Society to supply transparent conveyancing costs?
Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Queenborough or across England and Wales.