We are intending to purchase a 1 bedroom apartment in Shenstone with a mortgage. We have a Shenstone conveyancer, but the mortgage company says she’s not on their "panel". It appears that we have little choice but to select one of the mortgage company panel firms or keep our Shenstone conveyancer and pay for one of their panel ones to represent them. This seems very unfair; 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. A further alternative is for your Shenstone conveyancing lawyer to apply to be on the conveyancing panel.
IfI were to purchase a straightforward propertyin Shenstone mortgage fee and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Shenstone?
The only reduction in fees you would make on is the disbursement for searches. The conveyancing practitioner is obliged to do the vast majority of work - money laundering, communicating with your vendors lawyer, SDLT return, register the ownership etc. A slight saving might be made by not needing to register a charge but it won't be meaningful.
We note that you have a post code search directory listing law firms on the Nationwide conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Shenstone?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shenstone.
We are hoping to buy a 3 bedroom apartment in Shenstone with a homeloan from Leeds Building Society.We have a Shenstone conveyancing lawyer but Leeds Building Society says his firm is not on their approved list of member firms. It seems we are left with no choice but to instruct a Leeds Building Society panel firm or retain our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan issued to you contains various provisions, a common one being that lawyers will be on the Leeds Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Leeds Building Society
How simple is it to use your search app to select a conveyancing practitioner in Shenstone on the panel for my bank?
Step one is to choose a lender such as HSBC Bank, Bank of Scotland or Aldermore then choose your preferred area for instance Shenstone. Conveyancing organisations in Shenstone and nationally should be identified.
My cousin has suggested that I appoint his lawyers for conveyancing in Shenstone. Do I take his recommendation?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to have referrals from friends or relatives who have actually experience in using the conveyancer you're are thinking of instructing.