How up to date is your search tool for Droitwich Spa conveyancing solicitors on the UBS conveyancing panel? Do UBS send you an updated list?
Droitwich Spa conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
My fiance and I decided to purchase a 3 bedroom flat in Droitwich Spa with a homeloan from Bank of Scotland.We would like to retain our Droitwich Spa conveyancing practitioner but Bank of Scotland advised that his firm is not on their approved list of firms. we are left little option but to use a Bank of Scotland panel firm or keep our preferred solicitor and pay for a Bank of Scotland panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan offered to you contains terms and conditions, a common one being that lawyers must be on the Bank of Scotland conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Scotland
My stepmother informed me that in purchasing a property in Droitwich Spa there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Droitwich Spa which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Droitwich Spa should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After shopping around on the internet I have found a Droitwich Spa conveyancer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Droitwich Spa postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Droitwich Spa.
Santander have agreed my mortgage in principle, my offer on a house in Droitwich Spa has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (ensure that the conveyancers are on the lender’s panel). Contact Santander or the broker and complete any relevant forms. Santander will instruct a valuer who will get in contact with the estate agent or owners to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Santander will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Droitwich Spa.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Droitwich Spa is the location of the property. Can you shed any light on this issue?
Flying freeholds in Droitwich Spa are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Droitwich Spa you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Droitwich Spa may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How simple is it to use your search facility to locate a conveyancing practitioner in Droitwich Spa on the approved list for my mortgage?
1st select a bank such as Yorkshire Building Society, Coventry Building Society or Britannia then type in your location e.g. Droitwich Spa. Conveyancing firms in Droitwich Spa and further afield will then be shown.
My husband and I are one month into a freehold purchase having been recommend to solicitors by the estate agent to perform conveyancing in Droitwich Spa. I am am extremely disappointed with the level of service. Could you you assist me in finding new conveyancers?
A lawyer would have to be very poor in order to consider diss instructing them. Has the mortgage been issued? If so you need to make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the banks panel to avoid escalating expenses and complications. So that should be your starting point. The search tool should help you find a bank approved lawyer for your conveyancing in Droitwich Spa