we are a couple who are purchasing a purpose built flat in Ladywell with a mortgage from Santander.We use our Ladywell conveyancing solicitor but Santander informed us her practice is not on their "panel". We have to appoint a Santander panel firm or retain our local solicitor and pay for a Santander panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Santander use our lawyer?
No, not really. The home loan issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the Santander solicitor panel. Until recently, most banks had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Santander
Can I be sure that the Ladywell conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Ladywell seeking recommendations is a good 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 advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.
After months of negotiation I have agreed a price on a house in Ladywell. My mortgage broker suggested a solicitor. I paid an advanced payment of £175. Shortly after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My sealed bid on a semi in Ladywell has been agreed to, but there is a chain. The owners have placed an offer on a property, however it’s not yet tied up, and have viewings of other apartments booked. I have selected a nearby conveyancing solicitor in Ladywell. What do I do now? When should I get the mortgage application with Barclays started?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Ladywell conveyancing search charges, etc). The first thing to do is check that your solicitor is on the Barclays approved list. As to the next steps this very much depends on the specifics of your case, motivation for this property and on the state of the market. During a rising market some home buyers will apply for the mortgage with Barclays and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with searches.
What will a local search reveal regarding the house we're purchasing in Ladywell?
Ladywell conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search is essential in every Ladywell conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Are there restrictive covenants that are commonly picked up during conveyancing in Ladywell?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Ladywell. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Ladywell differ for new build properties?
Most buyers of new build premises in Ladywell contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Ladywell usually purchase the real estate, 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 used to new build conveyancing in Ladywell or who has acted in the same development.
We're novice buyers - had an offer accepted, yet the property agent informed us that the vendor will only go ahead if we appoint their chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Ladywell
We suspect that the owner is unaware of this demand. If they want ‘a quick sale', alienating a motivated buyer is counter productive. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your own,trusted Ladywell conveyancing lawyers - as opposed tothose that will provide their negotiator at the agency a kickback or meet his conveyancing figures pre-set by head office.