My husband and I are buying a 3 bedroom flat in Creekmouth with a mortgage. We have a Creekmouth solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Creekmouth property lawyer and pay for one of their panel firms to act for them. This seems very unfair; are we not able to insist that the mortgage company use our Creekmouth property lawyer ?
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 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. A further alternative is for your Creekmouth conveyancing solicitor to apply to be on the conveyancing panel.
How up to date is your search tool for Creekmouth conveyancing solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?
Creekmouth conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
The formalities of my purchase has taken place for my property in Creekmouth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Principality have agreed my home loan in principle, my offer on a apartment in Creekmouth has been accepted, now what?
Your estate agent will want to know who your solicitors are (be sure the solicitors are on the bank’s approved list). Telephone Principality or the broker and complete any relevant forms. Principality will instruct a valuer who will get in contact with the selling agent or vendor to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Principality will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Creekmouth.
Our sealed bid on a semi in Creekmouth has been agreed to, but there is a chain. The sellers have placed an offer on a property, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a local conveyancing solicitor in Creekmouth. What should be my next step? At what point should I apply for the mortgage with Skipton?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then valuation, Creekmouth conveyancing search fees, etc). First, you should check that your conveyancer is on the Skipton conveyancing panel. Concerning the next stages this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. In a hot market the majority of purchasers would apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with searches.
I have been told that property searches are the primary reason for obstruction in Creekmouth house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Creekmouth.
It has been 3 months following my purchase conveyancing in Creekmouth took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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.
How do I identify a Creekmouth solicitor on the Birmingham Midshires conveyancing panel? I have wheels and am happy to travel upto 25miles to meet the conveyancer.
You can use the facility on this website. Please pick a lender and your location and you will see a number of Creekmouth conveyancing lawyers located nearest you. We have listed some Creekmouth conveyancing firms at the bottom of this page and you can telephone them to check if they are on the Birmingham Midshires panel