My fiance and I are intent on purchasing a maisonette in Downend. My Conveyancer is not on the bank approved list. Can I still appoint my Downend conveyancing solicitor even though they are excluded from the mortgage company panel?
You will need to instruct a lawyer to complete the legal work required if you take out a loan to purchase your home. They will carry out all the appropriate investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is in place. One could instruct a Downend solicitor of your choice. Nevertheless, where the lawyer selected is not a member of the lender approved list further costs will be levied as separate legal representation will be need by the mortgage company. Conveyancing panel applications can be submitted, so provided your lawyer has not previously sought membership they should take the opportunity to apply.
We are looking to buy a house and require a conveyancing solicitor in Downend who is on the Clydesdale 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 Clydesdale . We don't recommend any particular firms conducting conveyancing in Downend.
we are a couple who are purchasing a newbuild apartment in Downend with a residential mortgage from Accord Mortgages Ltd.We like our Downend conveyancing solicitor but Accord Mortgages Ltd informed us he's not listed on their approved list of member firms. We have to appoint a Accord Mortgages Ltd panel solicitor or retain our preferred solicitor and fork out for a Accord Mortgages Ltd panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you is subject to its various provisions, a common one being that lawyers must be on the Accord Mortgages Ltd approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Accord Mortgages Ltd
Can I be sure that the Downend conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Downend seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your conveyancing.
We have agreed to purchase a house in Downend. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
As your lender is Kent Reliance your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Downend.
It is not clear whether my bank requires a lease extension. I have telephoned my Downend building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Downend conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancing practitioner is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How does conveyancing in Downend differ for new build properties?
Most buyers of new build property in Downend approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Downend typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Downend or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Downend ahead of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not issue a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Downend. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Downend to see if the conveyancing will be more expensive.