My husband and I are purchasing a 3 bedroom apartment in Queen's Park with a mortgage. We would like to retain our Queen's Park lawyer, but the mortgage company says she’s not on their "panel". It appears that we have little option but to appoint one of the lender panel conveyancing practices or retain our Queen's Park conveyancer as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; 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 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 Queen's Park conveyancing lawyer to apply to be on the conveyancing panel.
Can your site be used to find a Conveyancing solicitor in Queen's Park even if I’m not buying or selling a house, for instance where I wish to buy a shop in Queen's Park with a loan from Aldermore?
The service is mainly used to get a quote from domestic conveyancing solicitors in Queen's Park but we have set out towards the end of this page a few Queen's Park commercial conveyancing firms. You will need to speak with the company directly to check if they are also authorised to represent Aldermore
We are hoping to buy a 1 bedroom apartment in Queen's Park with a homeloan from Aldermore.We use our Queen's Park conveyancing lawyer but Aldermore informed us he's not listed on their "panel". we are left little option but to use a Aldermore panel solicitor or retain our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage issued to you contains various provisions, one of which will be that conveyancers will be on the Aldermore solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Aldermore
I am helping my niece sell her flat in Queen's Park. Will the conveyancer arrange the EPC or should I organise this?
After the demise of Home Packs, energy assessments was maintained a required element of moving house. An energy assessment needs to be to hand prior to the property being advertised. It is not a task that law firms ordinarily arrange. Where you are using a Queen's Park conveyancing solicitor they might be able to arrange energy assessments due to their contacts with reputable Queen's Park energy assessors
Is it the case that all Queen's Park solicitor firms on the Santander conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being pedantic. The Queen's Park solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
I have been on the look out for a flat up to £245,000 and identified one close by in Queen's Park I like with a park and station nearby, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Queen's Park in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
We are soon to buying a apartment in Queen's Park. Can the solicitor keep the amount we are are buying for confidential from the likes of Rightmove. Is this possible and how?
HMLR as a matter of law obliged to specify price sold information on the official title for residential properties nationwide which includes premises in Queen's Park. The Title Register is a public document, so HMLR would be breaking the law excluded certain homes such as the one in Queen's Park.
In essence you can make a request of HM Land Registry to withhold the amount paid data however the response will be a No.