Me and my partner are intending to buy a 2 bedroom apartment in Slade Green with a mortgage. We like our Slade Green lawyer, however the bank says she’s not on their "panel". It appears that we have little option but to appoint one of the bank panel conveyancing practices or continue with our Slade Green property lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; can we not demand that the bank use our Slade 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 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 Slade Green conveyancing lawyer to apply to be on the conveyancing panel.
Please could you recommend a Chelsea Building Society allowed Slade Green conveyancing lawyer finish our home move within under 3 weeks? Am I best advised to unstruct a high street Slade Green firm or a factory type conveyancer?
We can recommend some very good Slade Green conveyancing firms. You can also walk up the high street in Slade Green. Visit some well established law practices and ask to see a conveyancing solicitor for a quote. Mention your requirements together with the reasons and get a commitment on your deadline. Choose the lawyer that genuine.
I am mortgaging my flat in Slade Green, does my lawyer need to be on the Lloyds Solicitor panel?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Will our lawyer be making enquiries concerning flooding as part of the conveyancing in Slade Green.
Flooding is a growing risk for lawyers carrying out conveyancing in Slade Green. There are those who purchase a house in Slade Green, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Slade Green. The conventional set of information given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to determine if the premises has suffered from flooding. In the event that the premises has been flooded in past and is not notified by the seller, then a buyer could commence a claim for damages as a result of such an inaccurate answer. The buyer’s conveyancers will also carry out an environmental search. This will higlight whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.
Due to the advice of my in-laws I had a survey completed on a property in Slade Green prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies tend refuse to give a mortgage on a flying freehold home.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Slade Green. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm converting the mortgage on my current home to a BTL loan with National Westminster Bank and I will use the ballance of the raised equity towards another property. The neighborhood we are interested in is Slade Green. Will your solicitors be able to act for the two mortgage companies and tie in the transactions?
Make use of our search tool on this page to check that the solicitors are on the relevant lender panels. Having checked that they are the lawyer will be able to simultaneously deal with the two transactions but you should talk with you conveyancer and communicate your desired outcome and needs.