Me and my partner are purchasing a leasehold flat in Branston. My Solicitor is not listed on the lender solicitor panel. Is it possible for me to retain my Branston conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
You have a couple of choices open to you here
- Complete the purchase with your chosen Branston lawyer but your lender will no doubt retain a solicitor on their approved list. The net result is additional fees together with likely frustration.
- Get a new solicitor to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get listed on the mortgage company panel of solicitors
What does my ID and proof of funds have anything to do with my conveyancing in Branston? What am I being asked for?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Branston. Nowadays you will not be able to proceed with any conveyancing deal if you have not supplying evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence as well as a utility bill. Remember if you are providing your driving licence as evidence of identification it must be both the paper element and photo card part, one is not acceptable in the absence of the other.
Verification of your source of monies is necessary in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your lawyer will need to retain this information on file. Your Branston conveyancing lawyer will require evidence of proof of funds before they are able to accept any monies from you into their client account and they will also ask additional queries regarding the origin of funds.
Should my lawyer be raising enquiries about flooding during the conveyancing in Branston.
Flooding is a growing risk for lawyers carrying out conveyancing in Branston. Some people will purchase a property in Branston, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or by their lawyers which should figure out the risks in Branston. The conventional set of information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a buyer could commence a claim for damages as a result of such an incorrect reply. The buyer’s conveyancers will also conduct an enviro search. This will indicate if there is a recorded flood risk. If so, further investigations will need to be made.
Due to the encouragement of my in-laws I had a survey completed on a house in Branston prior to instructing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will not issue a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Branston. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm converting the mortgage on my current home to a buy to let loan with Aldermore and intend to use the remaining equity as a deposit on further property. The area we are interested in is Branston. Will your conveyancers be able to act for both sets of mortgage companies and link together the conveyances?
Make use of our comparison tool on this site to check that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to connect the two deals but you should have a chat with you lawyer and make apparent your desired outcome and requirements.
Me and my fiance have just had an offer agreed on a property and had meeting on Wednesday with the Post Office for the mortgage. They warned us that when it comes to selecting a conveyancing practitioner that if they are not on their approved panel of conveyancing practitioners then we will be subject to an an extra fee of about two hundred pounds. This is is due to the fact that they will then have to appoint a conveyancer to act for them as well as the one we choose to act for ourselves and we assume responsibility for their invoice. I have requested the Post Office to supply me with a list so I can request estimates only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
Ask the Post Office what their panel criteria is for a solicitor.Then ask the conveyancer of your choice whether they fit that criteria and have they acted on mortgages for the Post Office previously. If the answer to those is yes, then just double check with the Post Office. Alternatively please make use of our search facility and we may be able to find you a lawyer in Branston on the approved list for the Post Office.