Me and my fiance are purchasing a 2 bedroom flat in Box with a mortgage. We like our Box lawyer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Box property lawyer as well as pay for one of their panel lawyers to represent them. We regard this is unjust; 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 Box conveyancing solicitor to apply to be on the conveyancing panel.
How does conveyancing in Box differ for new build properties?
Most buyers of new build or newly converted property in Box come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because developers in Box typically buy 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 Box or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Box I like with amenity areas and transport links in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Box suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Is it simple use your search tool to locate a conveyancing lawyer in Box on the authorised to act for my mortgage?
1st choose a bank such as Yorkshire Building Society, Chelsea Building Society or TSB then type in your location a common one being Box. Conveyancing practices in Box and nationally should be listed.
As co-executor for the will of my uncle I am disposing of a house in Cardiff but I am based in Box. My solicitor (approximately 235 miles awayrequires that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Box who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Box
What can I do where I am dissatisfied with the property lawyer who conducted my conveyancing in Box?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often matters do not go as planned. Nevertheless there is recourse where you were unhappy with your conveyancing in Box. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.