My husband and I are hoping to buy a house in Highgate and are in fact using a Highgate conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Nottingham Building Society have this evening contacted us to advise us that they have now hit a problem as our Highgate conveyancer is not on their approved list of lawyers. What do we do from here?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Highgate lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
We are planning to purchase with Coventry BS. I called into a few local companies yet am struggling to find a Highgate conveyancing firm on the Coventry BS panel. Can you assist?
You should make use of the search tool on this page. Pick the mortgage company and type Highgate or your location and you will discover a number of lawyer located in Highgate or by proximity to you.
Me and my partner are purchasing a house in Highgate. I might seem paranoid but how we can trust a solicitor? At some point we will need to send our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We have agreed to purchase a house in Highgate. One unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Santander your lawyer must check the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Santander where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Highgate.
I am expecting a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Highgate solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Highgate solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
How does conveyancing in Highgate differ for newly converted properties?
Most buyers of new build property in Highgate contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Highgate typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Highgate or who has acted in the same development.
I have been recommended by numerous property agents in Highgate to find a solicitor using your seach tool. Is there a financial advantage for Estate Agents to promote your services rather than alternative conveyancing organisations?
We don’t offer any commission for directing people to this site. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I need to retain a conveyancing solicitor for some conveyancing in Highgate. I happened to chance upon a site which seems to have the ideal answer If there is a chance to get all the legals done via email 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?