My husband and I are buying a 3 bedroom flat in Stockbridge Village with a mortgage. We have a Stockbridge Village solicitor, but the bank says she’s not on their "panel". It appears that we have no option but to instruct one of the mortgage company panel solicitors or retain our Stockbridge Village solicitor as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you 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 Stockbridge Village conveyancing solicitor to apply to be on the conveyancing panel.
Are the BSA planning on creating a searchable register to to identify solicitors on the Loughborough BS conveyancing panel for example in Stockbridge Village?
We are not aware of any plans on the part of the BSA to develop such a register.
I am purchasing a end of terrace house in Stockbridge Village. We would like to carry out a loft conversion at the house.Will the conveyancing process include enquiries to determine if these alterations are permitted?
Your conveyancer should check the registered title as conveyancing in Stockbridge Village can on occasion reveal restrictions in the title documents which prevent certain changes or need the consent of a 3rd party. Certain works need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We previously chose conveyancing lawyers locally in Stockbridge Village on the Bank of Ireland solicitor approved list. They are now charging me an additional sum for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. This fee is not set by Bank of Ireland but by your Stockbridge Village conveyancing practitioner. Plenty of firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
After shopping around on the internet I have found a Stockbridge Village lawyer having checked 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. You may wish to consider appointing your own Stockbridge Village surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should commercial conveyancing searches disclose planned roadworks that may impact a commercial land in Stockbridge Village?
Its becoming the norm that commercial conveyancing solicitors in Stockbridge Village will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Stockbridge Village. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stockbridge Village.
For each commercial conveyancing transaction in Stockbridge Village it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Stockbridge Village commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Stockbridge Village.
My husband and I are one month into a leasehold purchase having been recommend to conveyancers by the estate agent to carry out the conveyancing in Stockbridge Village. I am not happy. Can you help me find new conveyancers?
They would have to be very poor to suggest diss instructing them. Has the mortgage been sent? In the event that it has you will need to advise them of the new contact details and have the loan are issued to the new lawyers. Your new solicitor ideally should be on the banks approved list to avoid escalating charges and frustration. So that should be your starting point. The search tool should help you find a lender approved conveyancer for your conveyancing in Stockbridge Village
I am just shy of a 10% deposit on my house purchase in Stockbridge Village , but I am keen proceed. Do I have options?
You can agree a lesser deposit. Most sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute