Me and my husband are buying a flat in Great Yarmouth. My Solicitor is not on the lender conveyancing panel. Is it possible for me to continue with my Great Yarmouth conveyancing solicitor even though they are not on the bank list of approved lawyers?
Various options include
- Complete the purchase with your preferred Great Yarmouth conveyancing practitioner but your mortgage company will no doubt appoint a solicitor on their approved list. The net result is additional fees and potential delay.
- Choose a fresh conveyancing practitioner to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your conveyancer to do everything possible to get accepted on the bank’s panel of solicitors
The owners have very brash sellers who has suggested a lock out contract with a down payment 6,000. Are such agreements the norm for Great Yarmouth conveyancing transactions?
This form of preliminary agreement is unusual in Great Yarmouth, conveyancers are often inclined to veer clients away from them as they detract from focusing on the primary objective, namely conveyancing and if you end up losing your deposit then the lawyer is left exposed. Furthermore, there is no certainty that just because the vendor has entered into a lock out agreement they will sell to you. They may be in contravention of the agreement if they are offered a big enough financial inducement to do so because an aggrieved party with the benefit of a lockout agreement will still be legally obliged to establish consequential losses from the breach and these may not compare to the extra amount that your seller may gain by breaching the agreement, no matter how morally shameful that may be.
Can I use your services to recommend a Conveyancing solicitor in Great Yarmouth even if I’m not buying or selling a house, for instance if I wish to buy an office in Great Yarmouth with a mortgage from Aldermore?
Our comparison service is mainly utilised to locate domestic conveyancing solicitors in Great Yarmouth but we have recorded towards the end of this page some Great Yarmouth commercial conveyancing firms. You should enquire with the solicitors directly to establish if they are also authorised to represent Aldermore
What is your number one tip for choosing a conveyancing solicitor in Great Yarmouth
Do not opt for the cheapest Great Yarmouth 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 can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Great Yarmouth building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Great Yarmouth conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.
As long as the lawyer is on the lender panel, she or he must comply with the CML Handbook provisions for the bank. 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 remaining.
Principality have agreed my mortgage in principle, my bid on a house in Great Yarmouth has been agreed to, what are the next steps?
Your property agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Telephone Principality or your financial adviser and finalise any outstanding paperwork. Principality will sellect a valuer who will get in touch with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Principality will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Great Yarmouth.
I used Wolstenholmes a few years past for my conveyancing in Great Yarmouth. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Great Yarmouth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What are the compelling advantages to instructing a local lawyer in Great Yarmouth
Home movers in Great Yarmouth decide on using a local solicitor so that they can visit if they have concerns, and to deliver mortgage deeds without using the Royal Mail.
There is a slight advantage when using a property lawyer local to the premises you are hoping to purchase, due to the knowledge of the region and potential local concerns - yet this is moot. Many conveyancers are now over the web and could be anywhere in the world.