My husband and I are buying a 3 bedroom apartment in Plympton with a mortgage. We would like to retain our Plympton solicitor, however the lender advise she’s not on their "panel". It seems we have little choice but to use one of the lender panel solicitors or continue with our Plympton lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; are we not able to insist that the lender use our Plympton 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 Plympton conveyancing lawyer to apply to be on the conveyancing panel.
The Plympton conveyancing firm handling our Plympton conveyancing has spotted a discrepancy between the assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor says that he must check that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
How do I investigate if the solicitor conducting my conveyancing in Plympton is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus spending £187.00 plus VAT in additional conveyancing bill.
Please do take advantage of the search tool on this site. Please choose the lender and type ‘Plympton’ or your location and you will discover a number of lawyer offices in Plympton or nearest you.
Have just purchased a repossessed house at auction in Plympton. Conveyancing is required. What happens now?
Having legally bound yourself to purchase you now have to retain a conveyancing lawyer as a matter of urgency as you are faced with a fast approaching a fixed date to complete the purchase. All auction property will ordinarily have a corresponding auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must hand this to the lawyer instructed by you as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being a right pain. The Plympton solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a apartment in Plympton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Plympton solicitor is on the Coventry BS conveyancing panel.
How do I locate a Plympton solicitor on the Birmingham Midshires conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the facility on this page. Please select a lender and your location and you will see a number of Plympton conveyancing lawyers locally. We have detailed some Plympton conveyancing firms towards the end of this page and you can call them to see if they are on the Birmingham Midshires member panel
I am an executor of my recently deceased mother’s Will, with a house in Plympton which is to be marketed. The property has never been registered at HMLR and I'm told that some EAs will insist that it is completed before they will move forward. What's the procedure for this?
In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.