My wife and I are purchasing a 2 bedroom apartment in New Brighton with a mortgage. We would like to retain our New Brighton solicitor, however the mortgage company advise she’s not on their "panel". It appears that we have little option but to instruct one of the lender panel firms or retain our New Brighton property lawyer and pay for one of their panel firms to act for them. We regard this is inequitable; can we not insist that the bank use our New Brighton conveyancer ?
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. Another option that might be available is for your New Brighton conveyancing solicitor to apply to be on the conveyancing panel.
Do the conveyancing lawyers listed on your site handle auction conveyancing in New Brighton?
We know of a few niche solicitors we can connect you with those who can conduct auction conveyancing. New Brighton is one of the many areas of where our lawyers cover.
I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in New Brighton for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
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 New Brighton conveyancing specialists.
How does conveyancing in New Brighton differ for newly converted properties?
Most buyers of new build residence in New Brighton come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in New Brighton typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in New Brighton or who has acted in the same development.
Taking into account that I will soon part with 450k on a garden flat in New Brighton I would like to talk to a conveyancer regarding thehouse move before giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your conveyancing in New Brighton.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in New Brighton should be the figure that you are charged.
My partner and I are buying a garden flat in New Brighton. At the point of instructing our property lawyer, they said that they were on all mainstream lender panels. The financial adviser called yesterday to say that they don't appear to be on the Nationwide approved list. Were it to be true, what should we do? Do we simply find a different conveyancing practitioner that is on their approved list or should we cover the costs for dual representation, with Nationwide appointing their own preferred lawyer.
When acquiring a property with mortgage finance it is conventional for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to fulfill. Some banks now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should call Nationwide and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Nationwide's conveyancing panel and you may continue to use your own New Brighton solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.