Me and my partner are planning to acquire a 3 bedroom apartment in Sileby with a mortgage. We have a Sileby conveyancer, however the bank says he's not on their "panel". It seems we have no choice but to use one of the lender panel firms or continue with our Sileby lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. 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 Sileby conveyancing solicitor to apply to be on the conveyancing panel.
We're in Sileby, First time buyers purchasing with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are due to move property in October. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Sileby. Conveyancing lawyer was organised prior to coming across this site.
On the afternoon of completion you will need to collect the keys from your estate agent but this should only happen when the sellers solicitors inform the agent that they have the completion monies and the keys can be passed over. You can inform the removal men that they can start moving you in. We do not suggest a particular removal company but can assist you in locating a residential property solicitor in Sileby or a firm that specialises in conveyancing in Sileby.
My husband and I are at the point of looking at flats in Sileby and I am about to put in an offer. Should I already have a lawyer appointed at this stage? I intend to finance via a mortgage with Yorkshire BS.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
After shopping around on the internet I have found a Sileby solicitor having made sure that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Sileby postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Sileby.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Sileby? or Apparently there is an ancient law that could mean that house owners living in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this applicable for conveyancing in Sileby?
Unless a previous acquisition of the house completed post 12 October 2013 you may expect lawyers handling conveyancing in Sileby to continue to suggest a chancel search and or chancel repair liability insurance.
I used Action Conveyancing a few years ago for my conveyancing in Sileby. Now, I need my files but the law firm has closed. What do I do?
Do 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 Sileby 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.
Is it best to instruct a Sileby conveyancing practitioner based in the location that I am purchasing? An old friend can carry out the legal work however her office is over three hundred kilometers away.
The primary upside of using a high street Sileby conveyancing practice is that you can visit the firm to execute paperwork, present your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and the majority were impressed that must outweigh using an unfamiliar Sileby conveyancing solicitor just because they are based in the area.