Me and my partner are buying a 2 bedroom apartment in St Ives with a mortgage. We wish to retain our St Ives solicitor, but the bank advise he's not on their "panel". It seems we have no option but to appoint one of the lender panel solicitors or continue with our St Ives conveyancing practitioner as well as pay for one of their panel ones to act for them. This feels 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. Another option that might be available is for your St Ives conveyancing solicitor to apply to be on the conveyancing panel.
In what way does my ID and proof of funds have anything to do with my conveyancing in St Ives? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you are required to sign will no doubt reaffirm this. Your lender will also require certain documents to be viewed. Should you are unwilling to hand over ID verification documents, your solicitor can not take you on as a client.
I am looking to buy a house and need a conveyancing solicitor in St Ives who is on the Barnsley Building Society solicitor. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as St Ives. We dont recommend any particular firm.
We are purchasing a house and the conveyancer has raised the issue of Chancel Repair to which the house may be liable because it falls into the area of such a church. She has suggested insurance. Is this strictly required for conveyancing in St Ives
Unless a prior purchase of the property completed post 12 October 2013 you can assume that solicitors delivering conveyancing in St Ives to remain encouraging a chancel search and or chancel repair liability policy.
Over the last few months I have been searching for a flat up to £195,000 and identified one near me in St Ives I like with open areas and transport links in the vicinity, the downside is that it only has 51 years on the lease. I can't really find anything else in St Ives suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the remaining unexpired lease term will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and then assign 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 matter.
Your search tool is useful but there are many lawyers listed near St Ives being on the bank conveyancing panel. Can you recommend a specific firm on the lender approved panel?
We are not in the business of recommending one firm above another as the right St Ives conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with St Ives knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..