My husband and I are planning to acquire a 2 bedroom flat in Romney with a mortgage. We wish to retain our Romney lawyer, however the lender advise she’s not on their "panel". It seems we have little option but to use one of the bank panel solicitors or continue with our Romney lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; can we not insist that the bank use our Romney 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 Romney conveyancing solicitor to apply to be on the conveyancing panel.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Romney. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 11/12/2024, the requirements read as follows :
I am helping my aunt sell her flat in Romney. Will the conveyancing solicitor commission the energy assessment or should I organise this?
After the abolition of HIPs, energy assessments was kept a required part of moving house. An EPC needs to be to hand before the property is advertised. This is not as aspect of the sale process that conveyancers normally arrange. If you are using a Romney conveyancing practitioner they may be willing to arrange energy assessments due to their relationships with long established local energy assessors
My uncle pointed out to me me that in buying a property in Romney there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Romney which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Romney should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had instructed conveyancers with offices in Romney on the Lloyds solicitor approved list. They have just invoiced me a separate sum for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. This charge is not set by Lloyds but by your Romney lawyer. Some firms on the Lloyds panel will levy ’dealing with mortgage’ fee but many practices include it on their overall fee.
I need some expedited conveyancing in Romney as I am under a deadline to complete in less than one month. Luckily I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are are a cash purchaser you are at free not to have searches carried out although no lawyer would suggest that you don't. With plenty of history conveyancing in Romney the following are examples of issues that can appear and adversely affect future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
How does conveyancing in Romney differ for new build properties?
Most buyers of new build property in Romney contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Romney typically acquire the land, 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 accustomed to new build conveyancing in Romney or who has acted in the same development.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Romney I like with open areas and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Romney for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.