We are buying a 2 bedroom apartment in Longridge with a mortgage. We wish to retain our Longridge conveyancer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Longridge lawyer as well as pay for one of their panel firms to represent them. This feels very unfair; can we not insist that the lender use our Longridge property lawyer ?
No, not really. Your mortgage offer 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 Longridge conveyancing lawyer to apply to be on the conveyancing panel.
The housing market in Longridge is hotting up. What can be done to quicken up the legal process?
In a situation where you are under time constraints to sign contracts it is advisable to make sure that your lawyer is familiar with the area as they will have local contacts and knowledge. It is possible that they could have handled previousproperties in the same street. You would be best advised to use a Longridge conveyancing lawyer. In addition, check that the lawyer is on the member panel. It is estimated that nearly one in five of Longridge conveyancing deals are held up or jeopardised after finding out that a buyer’s lawyer was not on their banks member panel. This can often result in the legal transfer of property being delayed by almost 21 days. It is estimated that this issue impacts in the region of 100,000 home moves annually. Almost all Longridge conveyancing practices can not represent certain mortgage companies so do check as early as possible.
My Solicitor in Longridge is not on the Nottingham Building Society Conveyancing Panel. Is it possible for me to use my prefered solicitor even though they are not on the Nottingham Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Longridge solicitors but Nottingham Building Society will need to use a lawyer on their panel. This will inevitably rack up the overall legal charges as well as result in frustration.
- Find an alternative solicitor to act in the purchase, remembering to check they are on the Nottingham Building Society panel
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Longridge? or Apparently there is a law dating back centuries that could mean that house owners residing in a parish church boundary will be compelled to pay for maintenance towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Longridge?
Unless a previous acquisition of the property completed after 12 October 2013 you can assume that solicitors delivering conveyancing in Longridge to remain encouraging a chancel search and or insurance against a claim.
I have todayfound out that Wolstenholmes have closed. They conducted my conveyancing in Longridge for a purchase of a freehold house 12 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Longridge conveyancing specialists.
Am I better off to instruct a Longridge conveyancing solicitor in close proximity to the house I am buying? I have an old university friend who can conduct the conveyancing but they are based over three hundred kilometers away.
The benefit of a local Longridge conveyancing firm is that you can drop in to execute paperwork, present your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were happy that must trump using an unknown Longridge conveyancing lawyer just because they are local.