Me and my fiance are purchasing a 1 bedroom flat in Long Itchington with a mortgage. We like our Long Itchington solicitor, but the bank says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Long Itchington conveyancer as well as pay for one of their panel ones to act for them. This seems very unfair; are we not able to require that the bank use our Long Itchington conveyancing practitioner ?
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. A further alternative is for your Long Itchington conveyancing solicitor to apply to be on the conveyancing panel.
My partner and I are getting closer to an exchange on a property in Long Itchington and my mum and dad have transferred the exchange deposit to my conveyancing practitioner. I am now informed that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The lawyer is legally required to check with the bank to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.
It is is a decade since I purchased my home in Long Itchington. Conveyancing solicitors have recently been appointed on the sale but I can't find the title documents. Will this cause complications?
Don’t worry too much. First there is a possibility that the deeds will be with the lender or they may be in the possession of the lawyers who acted in your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Long Itchington relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I am downsizing from our home in Long Itchington and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Long Itchington lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Long Itchington. We have lived in Long Itchington for many years we know that this is a non issue. Do we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
three months have elapsed following my purchase conveyancing in Long Itchington concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am using a search engine for the words cheap conveyancing in Long Itchington it brings up numerous conveyancerslocally. With so much choice what is the best way to find the suitable solicitor for the sale of my house?
The preferential way of seeking a suitable conveyancer is via trusted recommendation, so seek the counsel of colleagues and relatives who have purchased a property in Long Itchington or the local estate agent or mortgage broker. Charges for conveyancing in Long Itchington differ, so it's sensible to secure at least three costs illustrations from varying types of law firms. Make sure that you know that the fees are fixed.