We are purchasing a 1 bedroom flat in Hadfield with a mortgage. We like our Hadfield lawyer, but the bank says she’s not on their "panel". It seems we have little option but to appoint one of the lender panel solicitors or keep our Hadfield property lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to require that the lender use our Hadfield conveyancer ?
Unfortunately,no. The mortgage offered to you 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 Hadfield conveyancing lawyer to apply to be on the conveyancing panel.
My lawyer has identified a defect with the lease for the flat we are buying in Hadfield. The seller’s lawyers have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer has advised that he must check that the lender is willing to move forward with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
We are planning to acquire a house and require a conveyancing solicitor in Hadfield who is on the UBS solicitor 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 UBS . We don't recommend any particular firms conducting conveyancing in Hadfield.
We are selling our house in Hadfield. Does the lawyer need to be on the Virgin Money conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
My uncle informed me that in purchasing a property in Hadfield there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Hadfield which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Hadfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am buying a property in Hadfield. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nottingham your lawyer must comply with the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Hadfield.
Principality have agreed my home loan in principle, my offer on a apartment in Hadfield has been agreed to, what happens next?
Your property agent will need to be informed of your lawyer's details (ensure that the conveyancers are on the lender’s panel). Telephone Principality or the broker and finish off any relevant forms. Principality will instruct a valuer who will get in touch with the selling agent or vendor to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. Principality will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hadfield.
I am purchasing a garden flat in Hadfield. Conveyancing lawyer is waiting for, from the owner, building insurance documents. This afternoon I was advised that the owner needs to forward the insurance schedule for the flat above in addition. Why would my conveyancer want to see the insurance for the other flat? Is it really required? We have been in hold for the previous fortnight…
It is not impossible in leasehold conveyancing in Hadfield to find Conveyancing in Hadfield in a minority of cases reveals that the lease obliges the tenant's to insure their individual flats as opposed to the freeholder insuring the complete building - which is clearly better. You should contact your conveyancer but it would seem that your lawyer is seeking to establish that the entire building is insured. Insuring a ground floor apartment is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt as a result of lack of insurance cover.