My wife and I are purchasing a 3 bedroom flat in Calstock with a mortgage. We like our Calstock conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Calstock conveyancing practitioner and pay for one of their panel firms to represent them. This feels very unfair; are we not able to insist that the lender use our Calstock solicitor ?
No, not really. Your mortgage offer 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. A further alternative is for your Calstock conveyancing lawyer to apply to be on the conveyancing panel.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Calstock?
Its becoming the norm that commercial conveyancing solicitors in Calstock will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Calstock. The search result provides definitive data 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 Calstock.
For each commercial conveyancing transaction in Calstock it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Calstock commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Calstock.
It has been five months since my purchase conveyancing in Calstock took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am downsizing from my house. My former lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Calstock if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Calstock. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
My father-in-law has encouraged me to use his conveyancers in Calstock. Do I follow his advice?
Much as we are happy to recommend a Calstock conveyancing lawyer it’s preferable to find a conveyancing lawyer is to get guidance from friends or family who have used the firm you're are thinking of instructing.
Our lawyer in Calstock has uncovered a a legal deficiency with the lease for the apartment we are buying in Calstock. The other side have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that as he is on the bank conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.