Me and my partner are acquiring residence in Hale. My lawyer is not on the mortgage company solicitor list. Can I still use my Hale conveyancing solicitor even though they are excluded from the lender panel?
You have numerous choices open to you here
- Proceed with your existing Hale property lawyer but your bank will need to use a conveyancing practitioner on their conveyancing panel. The net result is additional charges together with likely interruption.
- Appoint a fresh conveyancing practitioner to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to join the lender’s conveyancing panel
The Hale conveyancing firm handling our Hale conveyancing has identified a discrepancy between the information in the home valuation survey and what is in the conveyancing documents. My solicitor informs me that he is duty bound to ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions 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.
we are a couple who intend to purchase a purpose built apartment in Hale with a loan from Nottingham Building Society.We use our Hale conveyancing practitioner but Nottingham Building Society advised that his firm is not on their approved list of firms. we are left little option but to use a Nottingham Building Society panel lawyer or keep our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Nottingham Building Society use our lawyer?
No, not really. The home loan offered to you is subject to its various provisions, a common one being that solicitors must be on the Nottingham Building Society solicitor panel. Until recently, most banks 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Nottingham Building Society
My bid for a property was accepted at auction in Hale. Conveyancing is necessary. What is next?
Now that you have exchanged you should hire the services of a conveyancing solicitor as a matter of priority as you are facing a fast approaching deadline in which to complete the property. An auction property will have a bespoke legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to give this to the lawyer instructed by you ASAP. Do make sure that that you have the requisite funding in place to complete on the on the contractual date .
How can we tell if a Hale conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Hale getting recommendations is a sensible starting point. 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 which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
I am expecting a DIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Hale solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Hale solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Me and my brother have a terraced Georgian house in Hale. Conveyancing lawyer acted for me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hale and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Hale is where the house is located. Can you offer any opinion?
Flying freeholds in Hale are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hale you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hale may determine 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 property.