We are buying a 3 bedroom apartment in Loxford with a mortgage. We like our Loxford conveyancer, but the lender says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Loxford property lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; are we not able to insist that the mortgage company use our Loxford conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Loxford conveyancing solicitor to apply to be on the conveyancing panel.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Loxford. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Principality will require that you use a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
My wife and I are buying a property in Loxford. I might seem paranoid but how we can trust a lawyer? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We had appointed solicitors with offices in Loxford on the RBS solicitor approved list. They have just invoiced me a further charge for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not set by RBS but by your Loxford lawyer. Some firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.
After months of negotiation I have agreed a price on an apartment in Loxford. My financial adviser suggested a lawyer. I paid an upfront payment of £225. A couple of days later, the property lawyer called me to say that they were not on the Barclays 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 Barclays 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 require expedited conveyancing in Loxford as I have an ultimatum to complete inside one month. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a home loan you have the choice not to do searches although no conveyancer would advise that you don't. With lots of history conveyancing in Loxford the following are instances of what can arise and adversely affect future saleability: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...
I used Arc property Solicitors several years past for my conveyancing in Loxford. I now require my file however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Loxford of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking to sell my property. My past lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Loxford if that makes things easier.
Do use our search tool to help you find a solicitor for your conveyancing in Loxford. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.