My husband and I are buying a 2 bedroom flat in Goodrich with a mortgage. We wish to retain our Goodrich conveyancer, however the lender says she’s not on their "panel". It seems we have little choice but to instruct one of the lender panel firms or continue with our Goodrich conveyancing practitioner and pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Goodrich conveyancing solicitor to apply to be on the conveyancing panel.
The Goodrich conveyancing firm handling our Goodrich conveyancing has spotted a difference between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer informs me that he is obliged to check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach right?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
What is your number one tip for finding a conveyancing solicitor in Goodrich
We would encourage you not to base your choice on the cheapest Goodrich conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am the only recipient of my late father’s will and I have everything in my name alone, including the house in Goodrich. The Goodrich property was put into my name in June. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be treated the same way as though I had purchased the property in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some mortgage companies would take a practical view as this provision is chiefly there to identify the purchase and immediately sell or the flipping of property.
The mortgage over my property is with Principality for my property in Goodrich. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
You must advise Principality in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality 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 Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Goodrich is the location of the property. Can you shed any light on this issue?
Flying freeholds in Goodrich are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Goodrich you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Goodrich may decide 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.
I am looking to sell my home. My past conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Goodrich if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Goodrich. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
My step-father has urged me to appoint his lawyers for conveyancing in Goodrich. Should I find my own solicitor?
No doubt it’s preferable to find a conveyancing solicitor is to have feedback from friends or relatives who have previously instructed the firm that you are considering.