We are purchasing a 3 bedroom flat in Shifnal with a mortgage. We like our Shifnal lawyer, but the mortgage company says he's not on their "panel". It appears that we have little choice but to appoint one of the bank panel conveyancing practices or retain our Shifnal conveyancing practitioner and pay for one of their panel ones to act for them. This feels very unfair; are we not able to require that the mortgage company use our Shifnal solicitor ?
Unfortunately,no. 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 Shifnal conveyancing solicitor to apply to be on the conveyancing panel.
My lawyer in Shifnal has never been on on the Bank of Scotland Approved Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the Bank of Scotland approved list?
Your options are as follows:
- Complete the purchase with your preferred Shifnal solicitors but Bank of Scotland will need to retain a conveyancer on their panel. This will inevitably rack up the overall legal charges as well as cause frustration.
- Choose a new practitioner to act in the conveyancing, obviously checking they are Convince your solicitor to do everything within their powers to join the Bank of Scotland conveyancing panel
I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a property in Shifnal? or I am told that there is a law dating back centuries that could mean that owners of property living in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this appropriate for conveyancing in Shifnal?
Unless a previous purchase of the house took place post 12 October 2013 you could expect solicitors handling conveyancing in Shifnal to remain recommending a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly picked up during conveyancing in Shifnal?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Shifnal. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Shifnal with a loan from Virgin Money. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my lawyer about the extras as it would put at risk my loan with the lender. Is this normal?.
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.
Searching for a conveyancing solicitor in Shifnal. I did have one sorted but they are not on the panel for Barclays. It seems that these days most building societies only allow conveyancing practitioners on their panel. Very frustrating limiting the choice for the paying public. Please can you refer me to a good Shifnal conveyancer that would assist us as well as represent Barclays?
LenderPanel.com is restricted to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for Barclays in certain areas for instance Shifnal . Our intention is not to recommend any specific conveyancer.