I am selling my flat in Leiston and the EA has just telephoned to say that the purchasers are changing their conveyancer. I am told that this is due to the fact that the bank will only engage with solicitors on their conveyancing panel. Why would a leading mortgage company only work with specific lawyers rather the firm that they want to choose for their conveyancing in Leiston ?
Mortgage companies have always had panels of law firms they are content to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Mortgage companies justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
I have given 2 months notice to my existing landlord and have to vacate my let out apartment in Leiston by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 5 weeks as I wish to avoid having to move into short term accommodation?
It is unwise to provide notice for your tenancy unless your lawyer suggests that you should. If you have not already done so, update to your conveyancer and ask them to they apply pressure on the sellers side, try to get a realistic time scale from them that all parties will aim towards
Do lawyers ask for an advanced payment for my conveyancing in Leiston?
Where you are retaining lawyers for conveyancing in Leiston your solicitor will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the purchase price then this should be required immediately ahead of contracts are exchanged. The closing balance that is due will be payable a couple of days ahead of the completion date.
We are due to move property in March. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Leiston. Conveyancing lawyer was found before I stumbled across this page.
On the afternoon of completion you will need to collect the house keys from the estate agent however this should only happen once the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you can inform the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you find a conveyancing in Leiston or a solicitor with expertise in conveyancing in Leiston.
We expect to receive a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Leiston solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Leiston solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
After weeks of negotiation I have agreed a price on an apartment in Leiston. My financial adviser recommended their conveyancers. I paid an on account payment of £225. Not long after, the conveyancer contacted me to say that they were not on the Yorkshire BS 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 Yorkshire BS 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.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Leiston is where the house is located. Can you shed any light on this issue?
Flying freeholds in Leiston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Leiston you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leiston may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I'm converting the mortgage on my primary property to a buy to let mortgage with The Mortgage Works and intend to use the remaining equity towards further property. The location we are looking at is Leiston. Will your solicitors be able to act for both sets of mortgage companies and link together the transactions?
Do use our search tool on this page to be sure that the lawyers are on the relevant lender panels. On the basis that they are the conveyancer will be able to simultaneously deal with the two deals but you should have a chat with you solicitor and make clear your expectations and requirements.