My wife and I are looking to acquire a flat in Stevenage and are in fact using a Stevenage conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this morning contacted us to inform me that they have now hit a problem as our Stevenage conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is conventional 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 Quality Scheme. Your property lawyer should contact your lender 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 don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Stevenage lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We note that you have a post code search directory identifying law firms on the Aldermore conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Stevenage?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stevenage.
I have been referred to a conveyancing solicitor in Stevenage. I need to find out whether they are on the Virgin Money approved list of lawyers. Can you or the lender confirm if they are on the panel?
You should e-mail the conveyancer and enquire if they can act for the lender. Otherwise you should call Virgin Money who may be able to assist.
My wife and I buying a 3 bedroom semi in Stevenage. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve enquiries to ascertain if these alterations were previously refused?
Your property lawyer will check the deeds as conveyancing in Stevenage will occasionally reveal restrictions in the title deeds which prohibit categories of alterations or require the permission of a 3rd party. Some additions need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
We previously chose solicitors based in Stevenage on the Principality solicitor approved list. They have just billed me a separate amount for the legal aspects of the Principality mortgage. Is this an additional conveyancing fee set by Principality?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This fee is not dictated by Principality but by your Stevenage conveyancer. Some firms on the Principality panel will charge ’dealing with mortgage’ fee but many firms include it on their overall fee.
My partner and I have organised the release of further monies on our home loan from RBS as we wish to conduct alterations to our house in Stevenage. Do we need to appoint a high street Stevenage solicitor on the RBS conveyancing panel to handle the paperwork?
RBS don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Stevenage is where the house is located. Can you offer any opinion?
Flying freeholds in Stevenage are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stevenage you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stevenage may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My brother has suggested that I appoint his conveyancing solicitors in Stevenage. Should I use them?
No doubt it’s preferable to select a conveyancing lawyer is to seek guidance from friends or relatives who have experience in using the conveyancer that you are contemplating using.