My wife and I are purchasing a 1 bedroom flat in Sutton in Ashfield with a mortgage. We have a Sutton in Ashfield solicitor, but the lender says she’s not on their "panel". It seems we have little choice but to instruct one of the lender panel firms or continue with our Sutton in Ashfield solicitor as well as pay for one of their panel firms to act for them. This feels very unfair; can we not require that the mortgage company use our Sutton in Ashfield conveyancer ?
No, not really. The mortgage offered to you 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. Another option that might be available is for your Sutton in Ashfield conveyancing solicitor to apply to be on the conveyancing panel.
We were just about to exchange contracts for a semi detached house in Sutton in Ashfield. We encountered a stumbling block. Our mortgage offer with Lloyds TSB Bank runs out on 16/2/2026 but the sellers are putting forward a completion date of 18/2/2026. Can one extend the loan offer?
The best person to address this question is your lawyer who should calculate if he or she is corresponding with the lender, vendor’s conveyancers, property agents or possibly all three given the circumstances your house move to date.
How do I find out if the solicitor carrying out my conveyancing in Sutton in Ashfield is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Alliance & Leicester thus paying £192.00 in another set of conveyancing invoice.
Feel free to take advantage of the search tool on this web page. Please choose the lender and type ‘Sutton in Ashfield’ or your location and you will discover numerous conveyancers based in Sutton in Ashfield or near you.
Should my lawyer be asking questions regarding flooding as part of the conveyancing in Sutton in Ashfield.
The risk of flooding is if increasing concern for lawyers dealing with homes in Sutton in Ashfield. Some people will purchase a house in Sutton in Ashfield, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Sutton in Ashfield. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer could issue a claim for damages as a result of such an incorrect response. A purchaser’s lawyers should also carry out an enviro search. This will indicate whether there is a recorded flood risk. If so, further investigations should be carried out.
I'm purchasing a new build house in Sutton in Ashfield benefiting from help to buy. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep advised me not reveal to my conveyancer about this side-deal as it will affect my mortgage with Santander. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
In surfing the internet for the words on line conveyancing in Sutton in Ashfield it shows results of many property lawyersin the vicinity. How do I determine which is the right conveyancer for my move?
The best method of choosing a suitable conveyancer is through a personal referral, so enquire of friends and relatives who have bought a property in Sutton in Ashfield or the reputable estate agent or mortgage broker. Fees for conveyancing in Sutton in Ashfield differ, so it's sensible to obtain a minimum of three quotes from different law firms. Make sure that you clarify that the charges are guaranteed not to to be inflated.