We are hoping to buy a 1 bedroom flat in Upper Walthamstow with a mortgage. We like our Upper Walthamstow solicitor, but the lender says he's not on their "panel". It seems we have little option but to instruct one of the lender panel solicitors or retain our Upper Walthamstow conveyancer and pay for one of their panel firms to represent them. This seems very unfair; can we not insist that the lender use our Upper Walthamstow conveyancing practitioner ?
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 Upper Walthamstow conveyancing lawyer to apply to be on the conveyancing panel.
We are planning to purchase with Earl Shilton BS. I dropped in a couple of high street firms yet am unable to find a Upper Walthamstow conveyancing firm on the Earl Shilton BS approved list. Could you assist?
Please do take advantage of the find a conveyancing panel solicitor tool on this site. Pick the lender and type Upper Walthamstow or your preferred area and you will discover a number of lawyer based in Upper Walthamstow or near you.
Can I be sure that the Upper Walthamstow conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Upper Walthamstow seeking recommendations is a good 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 which is cheap as chips. We would always suggest that you speak with the solicitor handling your conveyancing.
Intending to buy a maisonette in Upper Walthamstow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Upper Walthamstow conveyancing practitioner is on the Bank of Ireland conveyancing panel.
My offer was accepted on a property in Upper Walthamstow on 1/10/2024, valuation was booked 2 days after, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
four months have elapsed since my purchase conveyancing in Upper Walthamstow completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Upper Walthamstow differ for new build properties?
Most buyers of new build or newly converted property in Upper Walthamstow contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Upper Walthamstow tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Upper Walthamstow or who has acted in the same development.
My wife and I have recently appointed a conveyancing solicitor in Upper Walthamstow. I I would like to check if they are listed on the lender's approved list of lawyers. Could you help?
It’s a good idea call your conveyancer to enquire if they are on the lender's panel. If that does not help get in touch with us and we can make some checks for you. If they are not on the lender panel we can certainly arrange a specialist conveyancing solicitor in Upper Walthamstow on the approved list for your mortgage company.