Me and my partner are buying a 2 bedroom apartment in Bromborough with a mortgage. We would like to retain our Bromborough solicitor, however the bank advise he's not on their "panel". It seems we have little option but to appoint one of the bank panel conveyancing practices or keep our Bromborough conveyancing practitioner as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Bromborough conveyancing lawyer to apply to be on the conveyancing panel.
At what point can the exchange of contracts occur in purchase conveyancing in Bromborough and am I required to attend the lawyers office?
Where you are near to one of the conveyancing solicitors in Bromborough you are invited in to sign the paperwork. However, the firms we recommend supply a countrywide conveyancing service and give just as detailed and professional a job for you when communicating with you electronically. The signing of the property agreement is not when everything is set in stone. A signed contract is necessary for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bromborough)to be in the office available at the end of the phone to exchange contracts.
I have been advised by my solicitor that lack of right of way insurance is needed on my purchase. What is the level of cover for Bromborough conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.
Planning on purchasing a house in Bromborough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bromborough conveyancing practitioner is on the Virgin Money conveyancing panel.
My offer was accepted on an apartment in Bromborough on 7/3/2025, valuation was booked 2 days later, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly identified during conveyancing in Bromborough?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bromborough. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in Bromborough benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my conveyancer about the deal as it may jeopardize my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a property in Bromborough prior to instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders will not issue a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bromborough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bromborough to see if the conveyancing costs will increase in light of this.