Me and my partner are purchasing a 2 bedroom apartment in Chelmsley Wood with a mortgage. We have a Chelmsley Wood lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Chelmsley Wood conveyancing practitioner as well as pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Chelmsley Wood conveyancing solicitor to apply to be on the conveyancing panel.
Last February we completed a house move in Chelmsley Wood. We have noticed several problems with the house which we consider were missed in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Chelmsley Wood?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Chelmsley Wood. Conveyancing searches and due diligence undertaken as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire referred to as a SPIF. If the information ends up being inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Chelmsley Wood.
we are a couple who are hoping to buy a 2 bedroom apartment in Chelmsley Wood with a mortgage from Nationwide Building Society.We would like to retain our Chelmsley Wood conveyancing lawyer but Nationwide Building Society advised that his firm is not on their "panel". we are left little option but to use a Nationwide Building Society panel lawyer or keep our local solicitor and fork out for a Nationwide Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you contains terms and conditions, one of which will be that solicitors must be on the Nationwide Building Society solicitor 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 solicitors to apply to be on the conveyancing panel for Nationwide Building Society
We previously chose conveyancing lawyers with offices in Chelmsley Wood on the Leeds Building Society solicitor panel. They are now charging me a further charge for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. The charge is not set by Leeds Building Society but by your Chelmsley Wood property lawyer. Plenty of firms on the Leeds Building Society panel will charge an ‘acting for lender’ fee and others do not.
After months of negotiation I have agreed a price on an apartment in Chelmsley Wood. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Shortly after, the property lawyer contacted me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a flat in Chelmsley Wood. 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 Kent Reliance 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 Chelmsley Wood conveyancer is on the Kent Reliance conveyancing panel.
I have recentlybeen informed that Wolstenholmes have closed. They conducted my conveyancing in Chelmsley Wood for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Chelmsley Wood conveyancing specialists.
I need to consider quotes for conveyancing in Chelmsley Wood from various property lawyer and decide on one. Am I right to instruct them to sit tight until I I have an offer accepted on a house.
We would recommend that you wait to ask your property lawyer to open a file and order searches after the offer has been agreed to on the property particularly as Chelmsley Wood conveyancing searches are a couple of hundred pounds.