Me and my partner are purchasing a 2 bedroom apartment in Brixton with a mortgage. We like our Brixton lawyer, however the lender says she’s not on their "panel". It seems we have little option but to select one of the bank panel solicitors or retain our Brixton solicitor and pay for one of their panel ones to act for them. We consider that this is inequitable; are we not able to insist that the mortgage company use our Brixton solicitor ?
No, not really. 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 Brixton conveyancing lawyer to apply to be on the conveyancing panel.
The Brixton conveyancing firm handling our Brixton conveyancing has uncovered a difference between the assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor has advised that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Does a directory service exist listing Skipton panel conveyancers in Brixton on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public over the internet. Where you are looking for a Brixton lawyer on the Skipton please use our facility.
How can we know in advance if a Brixton conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Brixton 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 advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your transaction.
Completion of my remortgage has taken place for my property in Brixton. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
We are buying a house and the lawyer has raised the issue of Chancel Repair for which the house could be liable because it falls into the area of such a church. She has mentioned insurance. Is this really required for conveyancing in Brixton
Unless a prior acquisition of the house completed post 12 October 2013 you could assume that conveyancing practitioners handling conveyancing in Brixton to remain recommending a chancel search and or insurance against a claim.
What tools are available to search for a Brixton solicitor on the The Royal Bank of Scotland conveyancing panel? I am a keen cyclist and am happy to travel upto 25kilometers to meet the lawyer.
You can use the search on this page. Please pick a mortgage company and your location and you will see a number of Brixton conveyancing lawyers located nearest you. We have listed some Brixton conveyancing firms at the bottom of this page and you can telephone them to see if they are on the The Royal Bank of Scotland panel
Our offer on house in Brixton has been agreed to, the owner does however have a dependent purchase. The owners have put an offer on somewhere, but it’s not yet tied up, and has viewings of other flats booked. I have chosen a local conveyancing solicitor in Brixton. What should be my next step? At what point should I apply for the mortgage with Santander?
It is usual to have concerns where there is a chain given your reluctance to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Brixton conveyancing search fees, etc). The first thing to do is ensure that your property lawyer is on the Santander approved list. Regarding the subsequent steps this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. In a buoyant market some buyers will apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they request their property lawyer to proceed with searches.