My husband and I are buying a 3 bedroom apartment in Kingswinford with a mortgage. We would like to retain our Kingswinford conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Kingswinford property lawyer and pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?
No, not really. 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. Another option that might be available is for your Kingswinford conveyancing solicitor to apply to be on the conveyancing panel.
At what point can the exchange of contracts occur in sale conveyancing in Kingswinford and am I required to be at the conveyancers office?
Where you are round the corner to our conveyancing solicitors in Kingswinford you are invited in to sign documents. However, the lender approved solicitors we recommend supply a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you by post or email. The executing of the sale agreement is not the point of no return. A signed contract simply enables the conveyancer to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Kingswinford)to be in the office at the appropriate time.
We are selling our flat in Kingswinford. Will the solicitor need to be required to be on the Co-operative conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
A friend pointed out to me me that in purchasing a property in Kingswinford there may be a number of restrictions preventing external changes to the property. Is this right?
We are aware of a number of properties in Kingswinford which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Kingswinford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we know in advance if a Kingswinford conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Kingswinford getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
Intending to buy a flat in Kingswinford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kingswinford property lawyer is on the TSB conveyancing panel.
A relative advised me that where I am purchasing in Kingswinford I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Kingswinford conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Kingswinford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Kingswinford.
My wife and I own a 4 bedroom Georgian house in Kingswinford. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kingswinford and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who completed the work.