We are planning to acquire a 2 bedroom flat in Thorpe Astley with a mortgage. We would like to retain our Thorpe Astley conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Thorpe Astley conveyancer and pay for one of their panel ones to act for them. We regard this is unjust; can we not require that the mortgage company use our Thorpe Astley lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Thorpe Astley conveyancing solicitor to apply to be on the conveyancing panel.
My lawyer in Thorpe Astley has never been on on the Lloyds TSB Bank Approved Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Lloyds TSB Bank panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Thorpe Astley solicitors but Lloyds TSB Bank will need to instruct a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing fees and result in delays.
- Get a new solicitor to to deal with the purchase, not forgetting to check they are Persuade your solicitor to use their best endeavours to join the Lloyds TSB Bank conveyancing panel
We have a mortgage agreed in principle with Santander. Thorpe Astley conveyancing practitioners are instructed. How long does it take for Santander to issue the offer to the solicitor?
There is no definitive answer here. Have Santander completed the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Thorpe Astley solicitor on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Thorpe Astley. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am buying a property and the lawyer has referenced Chancel Repair for which the house could be obligated to pay given it’s proximity to the area of such a church. He has recommended insurance. Is this strictly warranted for conveyancing in Thorpe Astley
Unless a previous acquisition of the house completed after 12 October 2013 you could take it that solicitors delivering conveyancing in Thorpe Astley to remain recommending a chancel search and or chancel repair liability policy.
My husband and I are FTB’s - had an offer accepted, but the agent told us that the vendor will only go ahead if we use their preferred solicitors as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer accustomed to conveyancing in Thorpe Astley
It is unlikely the owners are behind this. If they require ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Speak to the vendors direct and make sure they understand (a)you are motivated purchasers (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your preferred Thorpe Astley conveyancing solicitors - not the ones that will give their estate agent a kickback or meet his conveyancing targets set by corporate headquarters.
Do online conveyancing organisations undertake everything a high street Thorpe Astley solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Thorpe Astley?
Where you choose an online conveyancer they will undertake all the things your Thorpe Astley solicitor would cover.