Me and my fiance are intending to buy a 1 bedroom apartment in Mossley Hill with a mortgage. We would like to retain our Mossley Hill solicitor, but the bank says he's not on their "panel". It appears that we have no option but to select one of the bank panel conveyancing practices or continue with our Mossley Hill conveyancer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. 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 Mossley Hill conveyancing solicitor to apply to be on the conveyancing panel.
Some advice if I may. My Mossley Hill lawyer is advising me that he is legally obliged toconduct Mossley Hill conveyancing searches resulting from the fact thatthe firm are on the Lloydsapproved lawyer panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Mossley Hill conveyancing searches.
We're in Mossley Hill, First timers buying with a mortgage (lender is Virgin Money , and our lawyer is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Have just purchased a probate house at auction in Mossley Hill. Conveyancing is required. What happens now?
Having exchanged you now have to appoint a conveyancing solicitor quickly as you are faced with a tight a fixed date to complete the deal. All auction property will have a corresponding legal pack. This should include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .
We are due to move house in July. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Mossley Hill. Conveyancing firm was organised prior to coming across this website.
On the afternoon of completion you can collect the keys from your property agent however this can only happen after the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be passed over. You can inform the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can help you choose a residential property solicitor in Mossley Hill or a lawyer that specialises in conveyancing in Mossley Hill.
How can we tell if a Mossley Hill conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Mossley Hill seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your transaction.
I am looking for a leasehold apartment up to £305k and identified one near me in Mossley Hill I like with open areas and station nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Mossley Hill suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan that many years will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
My brother has urged me to use his conveyancers in Mossley Hill. Should I use them?
No doubt it’s preferable to select a conveyancing practitioner is to have guidance from friends or family who have actually previously instructed the solicitor that you are contemplating using.