We are buying a 2 bedroom apartment in New Forest with a mortgage. We like our New Forest lawyer, however the lender advise she’s not on their "panel". It appears that we have little option but to select one of the lender panel firms or keep our New Forest lawyer and pay for one of their panel lawyers to represent them. We feel that this is unjust; can we not insist that the mortgage company use our New Forest lawyer ?
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 New Forest conveyancing solicitor to apply to be on the conveyancing panel.
Would the conveyancing lawyers via your comparison service execute conveyancing in New Forest by way of an attended exchange?
We do have a number of conveyancing experts who can conduct one day exchanges. Please e-mail us to obtain a costs illustration and details as to availability.
Do the Building Society Association intend to launch a online directory to to identify law firms on the Earl Shilton BS conveyancing panel for instance in New Forest?
Lexsure has not been advised of any plans on the part of the BSA to promote such a search facility.
I am helping my mother sell her property in New Forest. Does the conveyancing solicitor commission the energy performance certificate or it is for the owner to coordinate?
After the demise of HIPs, energy assessments was kept a required element of selling a house. An energy performance certificate needs to be commissioned prior to the property being marketed. It is not as aspect of the sale process that conveyancers normally arrange. Where you are using a New Forest conveyancing practitioner they may be able to arrange EPC’s due to their relationships with reputable New Forest providers
Last month we had a mortgage agreed in principle with Virgin Money. New Forest conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
There is no definitive answer here. Have Virgin Money done the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Barclays have agreed my home loan in principle, my bid on a house in New Forest has been accepted, now what?
The property agent will wish to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the lender’s panel). Contact Barclays or the financial adviser and finalise any appropriate paperwork. Barclays will instruct a valuer who will get in touch with the selling agent or owners to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. Barclays will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in New Forest.
How does conveyancing in New Forest differ for newly converted properties?
Most buyers of new build residence in New Forest approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in New Forest usually 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 conveyancing solicitors 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 Forest or who has acted in the same development.
My partner has recommend that I use his conveyancing solicitors in New Forest. Should I find my own property lawyer?
No doubt it’s preferable to select a conveyancing practitioner is to have recommendations from friends or relatives who have used the solicitor that you are considering.