My husband and I are buying a 1 bedroom flat in Shepperton with a mortgage. We have a Shepperton conveyancer, but the mortgage company says he's not on their "panel". We have to appoint one of the lender panel firms or retain our Shepperton conveyancing practitioner and pay for one of their panel ones to represent them. We feel that this is unjust; 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 Shepperton conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing solicitors that you recommend perform right to buy conveyancing in Shepperton?
We do have numerous conveyancing practitioners who can service right to buy conveyancing Please e-mail us in order to get a costs illustration.
The Shepperton conveyancing lawyers that I appointed last week on my house acquisition in Shepperton have without warning closed. I only went with them because I needed a lawyer on the Coventry BS conveyancing panel and my previous Shepperton lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I'm buying a new build house in Shepperton with the aid of help to buy. The developers would not reduce the price so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my lawyer about this side-deal as it may impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a property in Shepperton before instructing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may refuse to grant a mortgage on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shepperton. Conveyancing may be slightly more expensive based on your lender's requirements.
Do I need to pop into the offices of the lender conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Shepperton so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for the bank undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Shepperton. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.