My husband and I are purchasing a 2 bedroom apartment in Bedford Hill with a mortgage. We like our Bedford Hill conveyancer, however the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Bedford Hill solicitor as well as pay for one of their panel firms to represent them. This feels very unfair; can we not insist that the mortgage company use our Bedford Hill 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. A further alternative is for your Bedford Hill conveyancing lawyer to apply to be on the conveyancing panel.
I am due to exchange on the purchase of a house in Bedford Hill but as a result of wreckage from the recent storms I have managed to agree reparation from the owner in the sum of £2k taking the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract however Nottingham are not allowing this. Should they have been approached?
Your solicitor being on a Nottingham conveyancing panel is obliged to advise Nottingham of any amendments to the purchase price. If you prohibit your lawyer to report the reduction to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new solicitor for your conveyancing in Bedford Hill.
It is a dozen years since I acquired my house in Bedford Hill. Conveyancing lawyers have recently been appointed on the sale but I can't track down the deeds. Is this a problem?
Don’t worry too much. First the deeds may be retained by the mortgage company or they may still be with the lawyers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Bedford Hill relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.
Do I need to pop into the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Bedford Hill so that I can pop in to their offices if required.
Most conveyancing panel lawyers for banks carry out the vast majority of communications through Royal Mail, internet or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. Nevertheless you can check if you have the option of attending the offices of your conveyancing lawyer if you prefer.
I have todayfound out that Arc property Solicitors have closed. They carried out my conveyancing in Bedford Hill for a purchase of a leasehold apartment 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bedford Hill conveyancing specialists.
How does conveyancing in Bedford Hill differ for new build properties?
Most buyers of new build residence in Bedford Hill contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Bedford Hill typically purchase the site, 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 conveyancing solicitors 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 Bedford Hill or who has acted in the same development.