We are purchasing a 1 bedroom apartment in Deanshanger with a mortgage. We have a Deanshanger conveyancer, however the bank advise he's not on their "panel". It appears that we have little choice but to select one of the lender panel conveyancing practices or continue with our Deanshanger lawyer and pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
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 Deanshanger conveyancing lawyer to apply to be on the conveyancing panel.
Our conveyancer has uncovered a a problem with the lease for the flat we are purchasing in Deanshanger. The other side have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor says that he must check that the lender is willing to move forward with this solution. Are we the client or is the mortgage company ?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. These conveyancing instructions must be adhered to.
We are buying a house and require a conveyancing solicitor in Deanshanger who is on the TSB conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Deanshanger.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Santander Solicitor panel ahead of completing my conveyancing in Deanshanger?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Does a directory service exist listing Virgin Money panel solicitors in Deanshanger on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings viewable over the internet. Where you are looking for a Deanshanger solicitor on the Virgin Money please make the most of our tool.
We were going to get a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Deanshanger solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Deanshanger solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I have a mortgage with Barclays for my property in Deanshanger. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval in advance of renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel solicitor.
I am thinking of appointing a conveyancing practitioner in Deanshanger for my remortgage. Is there any facility to review a firm’s record with the profession’s regulator?
You may read documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.