My husband and I are planning to acquire a 2 bedroom apartment in Helsby with a mortgage. We would like to retain our Helsby conveyancer, but the lender advise she’s not on their "panel". It seems we have little choice but to appoint one of the mortgage company panel firms or retain our Helsby property lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 Helsby conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I are buying a new build apartment in Helsby and my conveyancer is advising me that she is duty bound to the lender to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and my preference is not to prolong the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I used Wolstenholmes a few years past for my conveyancing in Helsby. I now require my file but the law firm has closed. What do I do?
You should contact 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 Helsby of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a house in Helsby in advance of appointing lawyers. I have been told that there is a flying freehold element to the property. My surveyor has said that some lenders tend not give a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Helsby. Conveyancing will be smoother if you use a solicitor in Helsby especially if they are accustomed to such properties in Helsby.
In sourcing the web for the phrase on line conveyancing in Helsby it shows results of many solicitorslocally. With so much choice what is the best way to find the right solicitor for purchase transaction?
The best way of choosing the right conveyancer is through a personal referral, so enquire of friends and those you trust who have purchased a property in Helsby or the local estate agent or financial adviser. Charges for conveyancing in Helsby vary, so it's a good idea to obtain a minimum of four estimates from different companies. Be sure to seek confirmation that the costs are guaranteed not to escalate.
Is planning permission required to convert a house into a couple of appartments in Helsby? This has occurred to a house adjacent to my house in Helsby and was not aware of the conversion until the works were finished.
Planning Consent yes. Building Regulations yes.