My husband and I are buying a 2 bedroom flat in High Wycombe with a mortgage. We like our High Wycombe conveyancer, however the bank says he's not on their "panel". It appears that we have no option but to appoint one of the mortgage company panel conveyancing practices or continue with our High Wycombe property lawyer as well as pay for one of their panel ones to act for them. We consider that this is unjust; are we not able to insist that the mortgage company use our High Wycombe conveyancing practitioner ?
Unfortunately,no. 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. Another option that might be available is for your High Wycombe conveyancing solicitor to apply to be on the conveyancing panel.
Can you clarify what the consequences are if my solicitor is expelled from the Nationwide Solicitor panel ahead of completing my conveyancing in High Wycombe?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are purchasing a detached bungalow in High Wycombe. The intention is to carry out a loft conversion at the property.Will the conveyancing process include checks to see if these works are prohibited?
Your solicitor should review the registered title as conveyancing in High Wycombe can sometimes identify restrictions in the title documents which restrict categories of works or need the consent of another owner. Some extensions require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I am purchasing a property in High Wycombe. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that your lender is Skipton your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Skipton where a lease does not meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to High Wycombe.
I have decided to exercise my right to buy my property in High Wycombe off the council. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
My partner and I are downsizing from our property in High Wycombe and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers used a factory type conveyancing outfit rather than a conveyancing solicitor in High Wycombe. We have lived in High Wycombe for many years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Due to the input of my in-laws I had a survey completed on a property in High Wycombe prior to instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders will not grant a loan on such a house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in High Wycombe. Conveyancing may be slightly more expensive based on your lender's requirements.
Are there any apps to help search for a High Wycombe conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to twentymiles to attend the solicitor.
Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case High Wycombe and you will see a number of lawyer located nearest High Wycombe. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.