Me and my partner are acquiring a leasehold flat in Dosthill. My lawyer is not on the lender solicitor panel. Is it possible for me to appoint my Dosthill conveyancing solicitor even though they are not on the mortgage company panel?
You have a couple of choices available to you here
- Carry on with your chosen Dosthill conveyancing practitioner but your mortgage company will no doubt retain a solicitor on their conveyancing panel. This will result in additional fees and potential delay.
- Choose a new conveyancer to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get listed on the bank’s conveyancing panel
It is a dozen years since I purchased my house in Dosthill. Conveyancing solicitors have recently been retained on the sale but I can't locate my deeds. Is this a problem?
Don’t worry too much. First the deeds may be with your lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Dosthill relates to registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
I had intended to instruct a property lawyer in Dosthill for our house purchase. Our financial adviser has since notified us that our bank Barnsley Building Society won't deal with them. Why is this not regarded as unfair competition?
Banks normally restrict either the type or the number of conveyancing practices on their member panel. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have reduced the amount of firms they permit to act for them. You should note that Barnsley Building Society have no responsibility for the quality of advice provided by any member of Barnsley Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there remains mixed views regarding the level of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Dosthill only execute very few conveyances per annum.
Please help - my lawyer advises that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Dosthill?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
When it comes to mortgage companies such as Yorkshire BS, do Dosthill lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Our offer on a property in Dosthill has been accepted, the owners do however have a tied purchase. The sellers have offered on somewhere, but it’s not yet agreed to, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Dosthill. What should be my next step? When do I get the mortgage application with RBS going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Dosthill conveyancing search fees, etc). The first thing to do is ensure that your lawyer is on the RBS conveyancing panel. Regarding the subsequent steps this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. During a buoyant market many buyers will apply for a home loan with RBS and arrange for the valuation and only if it was satisfactory would they ask their solicitor to press on with the conveyancing in Dosthill.
I'm remortgaging my current house to a BTL mortgage with Barclays and intend to use the remaining equity towards another house. The area we are looking at is Dosthill. Will your lawyers be able to act for both sets of banks and tie in the transactions?
Make use of our comparison tool on this site to check that the lawyers are approved by both banks. Having checked that they are the lawyer will be able to connect the two conveyancing matters but you should have a chat with you conveyancer and make apparent your desired outcome and needs.
I need to instruct a conveyancing solicitor for some conveyancing in Dosthill. I happened to chance upon a web site which appears to be the perfect solution If it is possible to get all this stuff done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?