We are buying a 1 bedroom apartment in Basildon with a mortgage. We like our Basildon lawyer, but the lender says he's not on their "panel". It appears that we have no choice but to appoint one of the lender panel conveyancing practices or keep our Basildon conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?
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 Basildon conveyancing solicitor to apply to be on the conveyancing panel.
We are buying a house and require a conveyancing solicitor in Basildon who is on the RBS approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Basildon.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to use a high street conveyancing solicitor in Basildon?
You should check but the the probability is that appoint one of their panel lawyers where you accept the "fee-free" offer. Speak to the bank and determine if they allow a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Basildon.
My wife and I have a semi-detached Georgian house in Basildon. Conveyancing lawyer acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. Is it worth asking Bank of Ireland to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Basildon and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the purchase.
How does conveyancing in Basildon differ for newly converted properties?
Most buyers of new build premises in Basildon contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Basildon tend to buy 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 property lawyers 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 used to new build conveyancing in Basildon or who has acted in the same development.
I have been pointed in your direction by a couple of local property agents in Basildon to select a conveyancer on your site. Is there a financial upside for Estate Agents to offer your site rather than another?
We refuse to offer any commission for sending work in our direction. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.