We are intending to buy a 3 bedroom flat in Queensbury with a mortgage. We have a Queensbury conveyancer, but the mortgage company says he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Queensbury solicitor as well as pay for one of their panel ones to act for them. This seems very unfair; 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 Queensbury conveyancing lawyer to apply to be on the conveyancing panel.
Can you help? My Queensbury lawyer is informing me me that he has toorder Queensbury conveyancing searches resulting from the fact thatthe firm are on the Nat Westconveyancing panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Queensbury conveyancing searches.
We note that you have a search directory identifying solicitors on the Santander conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Queensbury?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Queensbury.
This question may be naive but I am unseasoned as a 1st time buyer of a two bedroom flat in Queensbury. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Queensbury?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be able to receive the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
Intending to buy a house in Queensbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS 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 Queensbury solicitor is on the RBS conveyancing panel.
After shopping around on the internet I have found a Queensbury conveyancing practitioner having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Queensbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Queensbury 10 years ago have long since closed. What are my next steps?
Gone are the days when you need to have the physical deeds to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
I am looking for a conveyancing solicitor in Queensbury for my house move. Is it possible to review a firm’s record with the profession’s regulator?
Members of the public may search for documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.