Me and my partner are purchasing a 2 bedroom flat in Sheerness with a mortgage. We like our Sheerness lawyer, but the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel solicitors or retain our Sheerness lawyer as well as pay for one of their panel firms to represent 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. Another option that might be available is for your Sheerness conveyancing lawyer to apply to be on the conveyancing panel.
When it comes to lenders such as Santander, do Sheerness conveyancing practitioners incur a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We were going to get a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Sheerness solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Sheerness solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I am currently in the process of buying my council flat in Sheerness. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Sheerness. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Sheerness
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Is it simple use your search facility to locate a conveyancing lawyer in Sheerness on the authorised to act for my mortgage?
First pick a bank such as Santander, Barnsley Building Society or TSB then type in your preferred area a common one being Sheerness. Conveyancing practices in Sheerness and further afield should be listed.
Am I best advised to go with a Sheerness conveyancing practitioner based in the location that I am hoping to buy? I have an old university friend who can execute the conveyancing however her office is a couple of hundredmiles away.
The benefit of a high street Sheerness conveyancing practice is that you can visit the firm to sign paperwork, deliver your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that should surpass using an unknown Sheerness conveyancing solicitor just because they are local.
How much will conveyancing in Sheerness cost?
Almost all Sheerness conveyancing practices will agree to a set fee. Where extra work becomes necessary during the transaction your conveyancer is obliged disclose to you in writing of such additional charges for such work immediately it becomes obvious. Some firms will agree not to charge a fee if a transaction does not go ahead, others will levy an bill for a percentage of the agreed charges, calculated based on the point at which the transaction does not go ahead.
It is advisable to seek two or three conveyancers to give you an estimate.