Me and my partner are buying a 3 bedroom apartment in Braunstone with a mortgage. We have a Braunstone conveyancer, but the bank says she’s not on their "panel". It seems we have no option but to select one of the lender panel firms or retain our Braunstone property lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; are we not able to insist that the mortgage company use our Braunstone solicitor ?
Unfortunately,no. The mortgage offered to you 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. A further alternative is for your Braunstone conveyancing lawyer to apply to be on the conveyancing panel.
We are purchasing a house and need a conveyancing solicitor in Braunstone who is on the Principality conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Braunstone.
We're in Braunstone, First timers purchasing with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Please help - my lawyer advises that breach of easement insurance is required on my purchase. What is the level of cover for Braunstone conveyancing?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
When it comes to lenders such as Principality, do Braunstone lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
How can we tell if a Braunstone conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Braunstone obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your conveyancing.
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial estate in Braunstone?
Its becoming the norm that commercial conveyancing solicitors in Braunstone will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Braunstone. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Braunstone.
For every commercial conveyancing transaction in Braunstone it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Braunstone commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Braunstone.
I moved into my house on 3 October and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Braunstone expressed confidence that it should be dealt with in a couple of weeks. Are properties in Braunstone particularly slow to register?
As far as conveyancing in Braunstone is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry communicate with any third persons or bodies. At present in the region of three quarters of submission are fully dealt with within 12 days but occasionally there can be extensive delays. Historically registration is effected after the buyer is living at the premises thus an expedited registration is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.