We are buying a 2 bedroom apartment in Rush Green with a mortgage. We have a Rush Green lawyer, however the mortgage company advise he's not on their "panel". It seems we have no choice but to select one of the lender panel solicitors or retain our Rush Green lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; are we not able to demand that the bank use our Rush Green conveyancer ?
No, not really. Your mortgage offer 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 Rush Green conveyancing lawyer to apply to be on the conveyancing panel.
Do lenders provide you with an approved list of Rush Green conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
Rush Green conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
I have 7378 less than 75 years unexpired on my lease and require a lease extension for my apartment in Rush Green. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 28/3/2020 the requirements read as follows :
Do commercial conveyancing searches disclose impending roadworks that could affect a commercial property in Rush Green?
Many commercial conveyancing solicitors in Rush Green will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Rush Green. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rush Green.
For each commercial conveyancing transaction in Rush Green it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Rush Green commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Rush Green.
I used Arc property Solicitors a few years past for my conveyancing in Rush Green. Now, I need the documents but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rush Green of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I best advised to go with a Rush Green conveyancing solicitor based in the area that I am hoping to buy? We have a good friend who can execute the legal formalities however they are based over three hundred kilometers away.
The benefit of a local Rush Green conveyancing practice is that you can visit the firm to execute documents, hand in your identification documents and apply pressure on them where appropriate. Having local Rush Green know how is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were impressed that should outweigh using an unknown Rush Green conveyancing solicitor solely due to them being Rush Green based.