We are intending to purchase a 1 bedroom apartment in Bishops Stortford with a mortgage. We like our Bishops Stortford conveyancer, but the mortgage company says he's not on their "panel". It appears that we have little choice but to use one of the mortgage company panel firms or retain our Bishops Stortford conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We consider that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Bishops Stortford conveyancing solicitor to apply to be on the conveyancing panel.
Can I use your services to recommend a Conveyancing solicitor in Bishops Stortford even where I’m not buying or selling a house, for instance if I want to buy an office in Bishops Stortford with a mortgage from Birmingham Midshires?
Our comparison service is predominantly there to help choose domestic conveyancing solicitors in Bishops Stortford but we have listed at the bottom of this page a few Bishops Stortford commercial conveyancing firms. You will need to make contact with the company directly to check if they can also act for Birmingham Midshires
We just had an offer accepted to purchase with Earl Shilton BS. We have called around locally yet am unable to find a Bishops Stortford conveyancing firm on the Earl Shilton BS approved list. Please you help?
You should take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the building society and type Bishops Stortford or your preferred area and you will discover a number of lawyer based in Bishops Stortford or by proximity to you.
Will our solicitor be asking questions regarding flooding as part of the conveyancing in Bishops Stortford.
Flooding is a growing risk for solicitors dealing with homes in Bishops Stortford. There are those who acquire a house in Bishops Stortford, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, however there are a numerous searches that may be undertaken by the buyer or by their solicitors which should figure out the risks in Bishops Stortford. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to determine if the property has historically flooded. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser could issue a legal claim for losses as a result of such an misleading answer. The buyer’s solicitors may also carry out an enviro search. This will indicate whether there is any known flood risk. If so, more detailed inquiries should be conducted.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Bishops Stortford is where the house is located. Is there any advice you can give?
Flying freeholds in Bishops Stortford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bishops Stortford you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bishops Stortford may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Are there any distinct benefits to selecting a high street conveyancer in Bishops Stortford
Many buyers and sellers in Bishops Stortford choose a nearby high street property lawyer so that they can visit just in case they have questions, and to collect documents rather than run the risk of relying on the post.
There is a distinct edge in opting for a lawyer local to the premises you are planning to purchase, due to the in-depth knowledge of the region and possible local issues - however this is debatable. Many conveyancers are now by way of email and could be almost anywhere.