My husband and I are buying a 1 bedroom flat in Tintagel with a mortgage. We have a Tintagel solicitor, however the lender says he's not on their "panel". We have to appoint one of the lender panel solicitors or continue with our Tintagel lawyer as well as pay for one of their panel firms to represent them. We regard this is unjust; are we not able to demand that the bank use our Tintagel lawyer ?
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 Tintagel conveyancing lawyer to apply to be on the conveyancing panel.
We are buying our first home. Our solicitor has calledto enquire if we want to take out extra conveyancing searches. We are really unsure what's necessary for conveyancing in Tintagel
The scope of Tintagel conveyancing searches depends entirely on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your overall approach to risk. What is important is that you adequately understand what information each search could provide. You may then decide if you personally think you need that information. If unclear, ask your property lawyer to recommend.
I am selling our house in Tintagel and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Tintagel. Having lived in Tintagel for 5 years we know of no issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How does conveyancing in Tintagel differ for newly converted properties?
Most buyers of new build property in Tintagel come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Tintagel tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tintagel or who has acted in the same development.
In searching the internet for the words conveyancing in Tintagel it brings up numerous conveyancerslocally. With so much choice what is the best way to find the right property lawyer for me?
The best method of seeking the right conveyancer is through a personal recommendation, so ask colleagues and relatives who have acquired a property in Tintagel or a reputable estate agent or mortgage broker. Charges for conveyancing in Tintagel vary, so it's a good idea to obtain at least three costs illustrations from different companies. Be sure to seek confirmation that the fees are fixed.
I am due to consider costs for conveyancing in Tintagel from various solicitor and decide on one. Am I right to tell them to hold tight until I a suitable flat to buy.
We would recommend that you only get your conveyancing practitioner to commence work and submit searches once the offer has been agreed to on the property particularly as Tintagel conveyancing searches are a couple of hundred pounds.