My wife and I are purchasing a 1 bedroom apartment in Lydiate with a mortgage. We wish to retain our Lydiate lawyer, but the lender says she’s not on their "panel". It seems we have no option but to select one of the lender panel conveyancing practices or retain our Lydiate solicitor and pay for one of their panel lawyers to represent them. This seems very unfair; can we not require that the lender use our Lydiate lawyer ?
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. A further alternative is for your Lydiate conveyancing solicitor to apply to be on the conveyancing panel.
Finally the sale completed on my house in Lydiate last June but my buyer keeps texting every few hours complaining that his solicitor is waiting to hear from mine. What should have happened now that I have sold?
After completion of your sale your solicitor should send the transfer documentation and all of the paperwork to the purchaser's solicitors. Where appropriate, your lawyer must also evidence that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion requirements peculiar conveyancing in Lydiate.
Is it the case that all Lydiate CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
It is true that some lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I was told two weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Lydiate is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.
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 Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
Nationwide have agreed my home loan in principle, my bid on a house in Lydiate has been agreed to, now what?
Your estate agent will wish to be advised as to your solicitor's details (ensure that the solicitors are on the lender’s panel). Call up Nationwide or your broker and finalise any outstanding forms. Nationwide will sellect a valuer who will get in touch with the selling agent or seller to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nationwide will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Lydiate.
How simple is it to transfer to a new firm as I need to appoint a firm on the Barnsley Building Society conveyancing list. I had appointed a local conveyancing solicitor in Lydiate round the corner but he is not approved by Barnsley Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Lydiate on the Barnsley Building Society panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Lydiate. Using search facility on this website, you can contrast charges for conveyancing solicitors in Lydiate and beyond.
We're FTB’s - agreed a price, but the agent has warned us that the seller will only go ahead if we use the agent's recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Lydiate
We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Lydiate conveyancing firm - not the ones that will earn their estate agent a commission or hit his conveyancing thresholds demanded by corporate headquarters.
What is the difference between surveying and conveyancing in Lydiate?
Conveyancing - in Lydiate or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the vendor to fix the defects prior to you complete your move.