My wife and I are buying a 3 bedroom apartment in Poundbury with a mortgage. We have a Poundbury lawyer, but the mortgage company advise he's not on their "panel". It appears that we have no choice but to appoint one of the lender panel conveyancing practices or keep our Poundbury conveyancing practitioner and pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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 Poundbury conveyancing solicitor to apply to be on the conveyancing panel.
At what point can the exchange of contracts take place for domestic conveyancing in Poundbury and am I required to attend the conveyancers branch?
If you are near to our conveyancing solicitors in Poundbury you are welcome to come in to sign documents. However, the law practices we recommend offer a national conveyancing service and give just as diligent and professional a job for you when dealing with you digitally. The executing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Poundbury)to be in the office available at the end of the phone to exchange contracts.
We are buying a 2 bedroom flat in Poundbury with a homeloan from Clydesdale.We like our Poundbury conveyancing lawyer but Clydesdale says she’s not on their approved list of firms. It seems we have little choice but to instruct a Clydesdale panel solicitor or keep our local solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Clydesdale use our lawyer?
No, not really. The home loan offered to you contains terms and conditions, one of which will be that solicitors will be on the Clydesdale conveyancing panel. in the past, most mortgage companies 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 solicitors to apply to be on the conveyancing panel for Clydesdale
Will our solicitor be asking questions about flooding during the conveyancing in Poundbury.
Flooding is a growing risk for conveyancers dealing with homes in Poundbury. There are those who buy a house in Poundbury, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that can be initiated by the buyer or by their lawyers which can figure out the risks in Poundbury. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to discover if the property has historically flooded. If the residence has been flooded in past which is not revealed by the owner, then a buyer could bring a compensation claim as a result of such an incorrect answer. The buyer’s lawyers may also conduct an enviro search. This should higlight whether there is any known flood risk. If so, additional inquiries will need to be conducted.
I am buying a new build flat in Poundbury. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Poundbury
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Do online conveyancing organisations cover everything a high street Poundbury solicitor does or must I use a solicitor for the final stages for my conveyancing in Poundbury?
Where you choose an online conveyancer they will undertake all the things your Poundbury conveyancer would cover.