I plan on acquiring residence in Lancaster. My Solicitor is not listed on the lender conveyancing list. Can I still appoint my Lancaster conveyancing solicitor notwithstanding that they are not on the mortgage company panel?
One must have a property lawyer to complete the legal work required when you require a mortgage to purchase your property. They will conduct all the appropriate due diligence on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is dealt with. You can appoint a Lancaster lawyer of your choosing. However, where the property lawyer appointed is not on the lender approved list additional charges will be incurred as separate legal representation will be need by the mortgage company. Bank panel applications may be submitted, so if your conveyancer has not historically applied for membership they should take the opportunity to apply.
The owners have rather assertive vendors who has insisted on a exclusivity agreement with a deposit of 5k. Is it wise to enter into such agreements?
This form of arrangement is unusual in Lancaster, conveyancers will often encourage clients away from them as they detract from focusing on the main conveyancing focus and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no guarantee that just because the owner has signed an exclusivity agreement they will complete the sale with you. They may be tempted to break the agreement if they are offered a big enough offer to do so because a wronged purchaser with the benefit of a lockoutcontract will still be obliged show losses as a consequence of the breach and these may not compare to the financial upside that your vendor may obtain by reneging on the contract, no matter how morally reprehensible it undoubtedly is.
Is it the case that all Lancaster CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
Some major banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
My wife and I are in the throws of viewing apartments in Lancaster and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with HSBC.
It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are obtaining a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on an apartment in Lancaster. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the Leeds Building Society 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 Leeds Building Society 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.
I got the keys to my flat on 6 January and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Lancaster said it would be concluded inside ten days. Are titles in Lancaster particularly slow to register?
As far as conveyancing in Lancaster registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any other parties. As of today roughly three quarters of submission are completed within two weeks but occasionally there can be protracted delays. Registration is effected once the purchaser has moved in to the property therefore registration formalities is not typically top priority but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.
How do I use the search facility to get a costs illustration from a conveyancing lawyer in Lancaster on the panel for my mortgage?
Step one is to select a mortgage company such as Santander, Barnsley Building Society or Nottingham Building Society then choose your location such as Lancaster. Conveyancing practices in Lancaster and beyond should be shown.
My brother has encouraged me to use his conveyancers in Lancaster. Should I use them?
Much as we are happy to recommend a Lancaster conveyancing lawyer the ideal way to select a conveyancing lawyer is to have recommendations from friends or relatives who have actually experience in using the solicitor that you are are thinking of instructing.