Me and my partner are buying a 2 bedroom flat in Kings Langley with a mortgage. We have a Kings Langley solicitor, however the bank says he's not on their "panel". It appears that we have little option but to use one of the bank panel firms or keep our Kings Langley lawyer and pay for one of their panel firms to represent them. This feels 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 Kings Langley conveyancing solicitor to apply to be on the conveyancing panel.
AssumingI was to purchase a straightforward housein Kings Langley for cash and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Kings Langley?
The only saving you would achieve is the Kings Langley conveyancing searches. Your lawyer still got to do everything else - money laundering, correspond with the vendors lawyer, SDLT return, register the property etc. A marginal saving might be made by not needing to register a charge but it won't be a lot.
I am considering applying for a Coventry BS mortgage for purchase of a new build (under development) in Kings Langley with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Due to the guidance of my in-laws I had a survey completed on a house in Kings Langley ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend not give a mortgage on this type of property.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kings Langley. Conveyancing will be smoother if you use a solicitor in Kings Langley especially if they are accustomed to such properties in Kings Langley.
How easy is it to swap conveyancer as I need to find one who is on the National Westminster Bank conveyancing panel. I had appointed a family conveyancing solicitor in Kings Langley round the corner but he is not accepted by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Kings Langley on the National Westminster Bank panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Kings Langley. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Kings Langley.
Do online conveyancing companies cover everything a high street Kings Langley solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Kings Langley?
Where you instruct an online conveyancer they should cover all the work your Kings Langley conveyancer would cover.