Me and my partner are purchasing a 3 bedroom flat in Chesterfield with a mortgage. We wish to retain our Chesterfield solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Chesterfield solicitor as well as pay for one of their panel firms to represent them. This feels very unfair; 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 Chesterfield conveyancing lawyer to apply to be on the conveyancing panel.
Is there a search tool that I can use to discover of the solicitor handling my conveyancing in Chesterfield is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus paying £175.00 in additional legal costs.
Please do make the most of the search tool on this web page. Please choose the lender and type ‘Chesterfield’ or your location and you will discover a number of lawyer based in Chesterfield or by proximity to you.
My husband and I have arranged the release of further funds on our home loan from Nationwide as we intend to carry out improvements to our house in Chesterfield. Are we obliged to appoint a nearby Chesterfield solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
Completion of my remortgage has taken place for my property in Chesterfield. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being pedantic. The Chesterfield solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Chesterfield?
Many commercial conveyancing solicitors in Chesterfield will carry out 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 Chesterfield. The search result sets out 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 Chesterfield.
For each commercial conveyancing transaction in Chesterfield 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 cause delays to Chesterfield commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Chesterfield.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Chesterfield is the location of the property. Can you offer any assistance?
Flying freeholds in Chesterfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Chesterfield you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chesterfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm converting the mortgage on my current home to a buy to let loan with Accord Mortgages Ltd and intend to use the remaining equity as a deposit on another property. The neighborhood we are looking at is Chesterfield. Will your solicitors be able to act for the two banks and tie in the transactions?
Make use of our search tool on this page to be sure that the conveyancers are approved by both lenders. Having checked that they are the solicitor should be able to tie up the two transactions but you should have a chat with you solicitor and specify your expectations and needs.