My husband and I are buying a 1 bedroom apartment in Shirley with a mortgage. We like our Shirley lawyer, however the bank says he's not on their "panel". It seems we have no option but to select one of the lender panel conveyancing practices or retain our Shirley lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; are we not able to insist that the bank use our Shirley conveyancer ?
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 Shirley conveyancing solicitor to apply to be on the conveyancing panel.
Can your site be used to locate a Conveyancing solicitor in Shirley even if I’m not buying or disposing of a house, for example where I wish to acquire an office in Shirley with a loan from Barclays ?
The service is mainly there to find residential conveyancing solicitors in Shirley but we have recorded at the end of this page some Shirley commercial conveyancing firms. You will need to enquire with the company directly to check if they are also authorised to represent Barclays
Can you point me to a directory of UBS panel solicitors in Shirley on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings available over the internet. Where you are looking for a Shirley conveyancer on the UBS please make the most of our facility.
Can I be sure that the Shirley conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Shirley seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your conveyancing.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Shirley property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Shirley I like with open areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Shirley for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I have been pointed in your direction by a number of selling agents in Shirley to find a conveyancer on your site. Is there a financial upside for Estate Agents to market your site ahead of alternative conveyancing organisations?
We don’t offer any referral fee for directing people to this site. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to retain a conveyancing solicitor for some conveyancing in Shirley. I've stumble upon a site which seems to have the perfect offering If it is possible to get all formalities done via email that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?