My wife and I are buying a 2 bedroom apartment in Hednesford with a mortgage. We wish to retain our Hednesford lawyer, but the mortgage company advise he's not on their "panel". It appears that we have no choice but to instruct one of the lender panel conveyancing practices or retain our Hednesford property lawyer and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Hednesford conveyancing lawyer to apply to be on the conveyancing panel.
Me and my partner are about to complete on the purchase of a property in Hednesford but as a consequence of damage from the recent storms I have was able negotiate compensation from the seller in the sum of £3k by way of a adjustment in the price. This was going to be dealt with as part of the conveyancing process however HSBC will not agree to this. Why were they informed?
The lawyer that is on a HSBC conveyancing panel is obliged to disclose to HSBC of any variations to the purchase price. If you were to refuse your property lawyer to disclose the price change to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new conveyancing practitioner for your conveyancing in Hednesford.
How up to date is your database of Hednesford solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Hednesford conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
We're in Hednesford, First timers purchasing with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Hednesford for a purchase of a leasehold flat 12 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hednesford conveyancing specialists.
I need to retain a conveyancing solicitor for remortgage conveyancing in Hednesford. I have discover a site which looks to be the ideal solution If it is possible to get all this stuff done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?