My husband and I are buying a 1 bedroom flat in Corston with a mortgage. We have a Corston solicitor, however the mortgage company advise she’s not on their "panel". It appears that we have little choice but to select one of the lender panel firms or retain our Corston solicitor and pay for one of their panel firms to act for them. We consider that this is unjust; are we not able to require that the mortgage company use our Corston conveyancing practitioner ?
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. A further alternative is for your Corston conveyancing solicitor to apply to be on the conveyancing panel.
Why do I have to pay up front when it comes to conveyancing in Corston?
Where you are retaining lawyers for conveyancing in Corston your lawyer will request that you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is payable against the sale price then this should be required shortly prior to contracts are exchanged. The final balance that is due should be transferred shortly before completion.
Me and my partner are purchasing a apartment in Corston. It might be a silly question but how we can trust a lawyer? On the day of competition we have to deposit funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Corston lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Corston. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Corston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Corston
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared.
I'm remortgaging my primary house to a buy to let loan with Clydesdale and intend to use the remaining equity as a down payment on another house. The neighborhood we are looking at is Corston. Will your conveyancers be able to act for the two banks and link together the conveyances?
Do use our search tool on this site to ensure that the solicitors are on the appropriate lender panels. Assuming that they are your solicitor should be able to connect the two deals but you should have a chat with you solicitor and make clear your expectations and needs.
We're first time buyers - had an offer accepted, yet the selling agent has warned us that the vendor will only proceed if we use their chosen conveyancers as they want an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in Corston
We suspect that the seller is unaware of this requirement. If they require ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your preferred Corston conveyancing solicitors - rather thanthe ones that will earn their estate agent a referral fee or achieve conveyancing figures demanded by corporate headquarters.