My husband and I are purchasing a 1 bedroom apartment in Patcham with a mortgage. We have a Patcham conveyancer, but the mortgage company advise he's not on their "panel". It seems we have little option but to select one of the lender panel firms or keep our Patcham conveyancer and pay for one of their panel firms to represent them. We regard this is inequitable; can we not demand that the lender use our Patcham 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 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. A further alternative is for your Patcham conveyancing solicitor to apply to be on the conveyancing panel.
My father advised me that in buying a property in Patcham there could be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in Patcham which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Patcham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of Leeds Building Society panel solicitors in Patcham on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings open the public over the internet. Where you are looking for a Patcham solicitor on the Leeds Building Society please make the most of our facility.
How can we know in advance if a Patcham conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Patcham getting recommendations is a sensible start. 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 recommend that you speak with the solicitor conducting your conveyancing.
It has been four months since my purchase conveyancing in Patcham concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Patcham differ for newly converted properties?
Most buyers of new build premises in Patcham come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Patcham usually acquire the real estate, 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 Patcham or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Patcham is where the house is located. What do you suggest?
Flying freeholds in Patcham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Patcham you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Patcham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to instruct a conveyancing lawyer in Patcham for my home move. Is there any facility to review a solicitor's record with the profession’s regulator?
One can read published Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.