I am obtaining a mortgage offer from Nat West. I intend to use a Licensed Conveyancer in Biddenham. Does the Nat West Solicitor panel exclude Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is is a decade since I acquired my property in Biddenham. Conveyancing solicitors have now been instructed on the sale but I am unable to track down the deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they may stored with the lawyers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Biddenham involves registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
I am purchasing a new build flat in Biddenham. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Biddenham you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Biddenham.
My wife and I are selling our house in Biddenham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Biddenham. We have lived in Biddenham for 5 years we know of no issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
My husband and I are FTB’s - had an offer accepted, but the property agent has warned us that the owners will only move forward if we instruct the agent's preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Biddenham
We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make the point that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Biddenham conveyancing firm - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by senior management.
Our lawyer in Biddenham has uncovered a defect with the lease for the flat we are buying in Biddenham. The other side have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.