Me and my partner are planning to buy a 3 bedroom apartment in Hingham with a mortgage. We like our Hingham lawyer, however the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Hingham conveyancing practitioner as well as pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. 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 Hingham conveyancing lawyer to apply to be on the conveyancing panel.
Can you recommend a Accord Mortgages Ltd approved Hingham conveyancing conveyancer finish our home move within less than a month? Would it be better to use a local Hingham solicitor or a national comparison site?
We would be happy to suggest some excellent Hingham conveyancing firms. You can also walk up the high street in Hingham. Visit some well established law practices and request to speak with a conveyancing solicitor for a fee estimate. Explain your requirements together with the reasons and ask for an assurance on speed. Select the one that appears most efficient.
My fiance and I are buying a newbuild flat in Hingham with a residential mortgage from Yorkshire Building Society.We like our Hingham conveyancing practitioner but Yorkshire Building Society advised that she’s not on their approved list of member firms. we are left little option but to use a Yorkshire Building Society panel firm or keep our high street solicitor and fork out for a Yorkshire Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its various provisions, one of which will be that lawyers will be on the Yorkshire Building Society approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Yorkshire Building Society
I opted to have a survey carried out on a property in Hingham prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may not issue a loan on such a home.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hingham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hingham to see if the conveyancing costs will increase in light of this.
In my capacity as executor for the estate of my aunt I am selling a house in Monmouth but I am based in Hingham. My conveyancer (who is 250 miles awayneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Hingham to attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Hingham based
One month into purchasing a house in Hingham. Conveyancing solicitor has called to say the title is "Leasehold". Does this adversely affect our Natwest valuation?
Hingham conveyancing does not normally involve leasehold houses. The main consideration here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it shouldn't impact the value significantly.
At the other extreme, if it's, say, fifty five years it will have a adverse impact on the saleability, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease which should be made available to your conveyancer.