My fiance and I are hoping to purchase a house in Stanford Le Hope and have instructed a Stanford Le Hope conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Godiva Mortgages Ltd have this morning contacted us to inform me that they have now hit a problem as our Stanford Le Hope lawyer is not on their conveyancing panel. Please explain?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Stanford Le Hope solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We see that you have a post code search directory identifying solicitors on the Coventry BS conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Stanford Le Hope?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stanford Le Hope.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather appoint a specialised conveyancing solicitor in Stanford Le Hope?
Do check but the chances are that allocate you one of their panel solicitors where you accept the "fee-free" deal. Call the bank and ask if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Stanford Le Hope.
I am expecting a AIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Stanford Le Hope solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stanford Le Hope solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Completion of my purchase has taken place for my property in Stanford Le Hope. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
At last I have had an offer on an apartment in Stanford Le Hope accepted, the owners do nevertheless have an associated purchase. The sellers have put an offer on a flat, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Stanford Le Hope. What should be my next step? At what stage do I apply for the mortgage with Principality?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then valuation, Stanford Le Hope conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Principality approved list. Regarding the next stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a rising market the majority of purchasers will apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to press on with the conveyancing in Stanford Le Hope.
I am buying a new build apartment in Stanford Le Hope. Conveyancing is a frightening process 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 can expect your new-build leasehold conveyancing in Stanford Le Hope
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am downsizing from my property. My previous solicitors have shut. I am in need of a recommendation of a conveyancing firm. Im based in Stanford Le Hope if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Stanford Le Hope. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.