My wife and I are planning to purchase a 2 bedroom flat in Bridlington with a mortgage. We like our Bridlington solicitor, but the bank advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Bridlington conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
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 Bridlington conveyancing lawyer to apply to be on the conveyancing panel.
Do all mortgage companies provide you with an approved list of Bridlington conveyancing solicitors? How do you know who is on the Santander conveyancing panel?
Bridlington conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
Are the BSA intent on creating a search tool with a view to list practices on the Earl Shilton BS conveyancing panel for example in Bridlington?
We are not aware of any intention on the part of the BSA to develop such a search facility.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who did the conveyancing in Bridlington 5 years ago no longer exist. Will I be able to sell the house?
You no longer need to have the physical deeds to establish that you own the land or premises, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Bridlington differ for new build properties?
Most buyers of new build property in Bridlington approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Bridlington tend to acquire the real estate, 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 property lawyers 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 Bridlington or who has acted in the same development.
My step-father has recommend that I appoint his conveyancers in Bridlington. Should I use them?
No doubt the ideal way to select a conveyancing practitioner is to seek recommendations from friends or family who have used the conveyancer that you are considering.