Me and my partner are purchasing a 3 bedroom flat in Whitstable with a mortgage. We would like to retain our Whitstable lawyer, but the mortgage company advise she’s not on their "panel". It seems we have little option but to use one of the mortgage company panel conveyancing practices or continue with our Whitstable lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; are we not able to demand that the mortgage company use our Whitstable conveyancing practitioner ?
No, not really. 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. Another option that might be available is for your Whitstable conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I are soon to complete buying a property in Whitstable but as a result of wreckage from a small fire at the property I have was able negotiate recompense from the seller in the sum of £2k taking the form of a deduction in the price. This was going to be dealt with as part of amending the contract however Bank of Ireland will not agree to this. Should they have been notified?
The conveyancer being on a Bank of Ireland approved list is duty bound to inform Bank of Ireland of any amendments to the purchase price. If you were to refuse your conveyancer to notify the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancing practitioner for your conveyancing in Whitstable.
What is the difference between a licensed conveyancer and conveyancing solicitor in Whitstable
Two types of professional can do conveyancing in Whitstable namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or acquisition of property. They are both obliged to execute Whitstable conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly conducted and that all requisite steps will be appropriately attended to.
I am expecting a AIP from Lloyds 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 Lloyds recommend any Whitstable solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Whitstable solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
Virgin Money have agreed my mortgage in principle, my offer on a apartment in Whitstable has been agreed to, now what?
The property agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Call up Virgin Money or your financial adviser and finalise any appropriate forms. Virgin Money will instruct a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Virgin Money will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Whitstable.
I used Wolstenholmes a few years past for my conveyancing in Whitstable. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Whitstable of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Whitstable is the location of the property. Can you shed any light on this issue?
Flying freeholds in Whitstable are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Whitstable you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whitstable may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the will of my aunt I am selling a house in Monmouth but I am based in Whitstable. My conveyancer (based 250 kilometers from mehas requested that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Whitstable who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Whitstable based