My wife and I are buying a 1 bedroom flat in Swaffham with a mortgage. We like our Swaffham lawyer, but the lender says she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Swaffham lawyer and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. 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 Swaffham conveyancing lawyer to apply to be on the conveyancing panel.
Can your site be used to find a Conveyancing solicitor in Swaffham even if I’m not purchasing or selling a house, for example where I intend to buy a shop in Swaffham with a mortgage from HSBC Bank?
Our search tool is primarily utilised to get a quote from residential conveyancing solicitors in Swaffham but we have recorded at the bottom of this page a few Swaffham commercial conveyancing firms. You should enquire with the company directly to see if they are also authorised to represent HSBC Bank
We expect to receive a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Swaffham solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Swaffham solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Swaffham conveyancer on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
The mortgage over my property is with Clydesdale for my property in Swaffham. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?
You must advise Clydesdale in advance of letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel firm.
The deeds to my house are lost. The conveyancers who conducted the conveyancing in Swaffham 5 years ago no longer exist. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your conveyancer should be aware precisely where to look for all the appropriate paperwork so you may buy or dispose of your house without a hitch. Where duplicates can’t be found, your conveyancer may be able to put in place insurance or indemnities against future claims on your property.
About to purchase a new build apartment in Swaffham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Swaffham
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Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I was advised by numerous selling agents in Swaffham to find a conveyancer on your site. What’s the financial inducement for Estate Agents to recommend your site ahead of a competitor’s?
We don’t make any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.