We are buying a 1 bedroom apartment in Walton on the Naze with a mortgage. We have a Walton on the Naze conveyancer, but the bank says he's not on their "panel". We have to appoint one of the lender panel firms or keep our Walton on the Naze solicitor and pay for one of their panel lawyers to represent them. We feel that 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 Walton on the Naze conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I have recently appointed a conveyancing solicitor in Walton on the Naze. I I am struggling to find out if they are on the Barclays conveyancing panel. Could you assist?
You should call the lawyer and enquire if they are on the lender panel. Otherwise you can get in touch with Barclays who may be able to assist.
What is your number one tip for choosing a conveyancing solicitor in Walton on the Naze
We would encourage you not to go for the lowest Walton on the Naze conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have a mortgage with Nottingham for my property in Walton on the Naze. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?
Your original mortgage agreement with Nottingham will provide that you need their approval prior to letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel lawyer.
I recently had an offer agreed on a house in Walton on the Naze. My mortgage broker suggested a solicitor. I paid an on account payment of £200. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are purchasing a property and the conveyancer has raised the issue of Chancel Repair to which the property may be obligated to pay because it falls into the area of such a church. She has recommended insurance. Is this strictly required for conveyancing in Walton on the Naze
Unless a previous purchase of the house took place after 12 October 2013 you could assume that conveyancing practitioners carrying out conveyancing in Walton on the Naze to remain encouraging a chancel search and or chancel repair liability insurance.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Walton on the Naze I like with amenity areas and transport links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Walton on the Naze in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
I am using a search engine for the words conveyancing in Walton on the Naze it reveals many property lawyerslocally. How do I determine which is the right conveyancing solicitor for purchase transaction?
The best way of seeking a suitable conveyancer is via trusted referral, so ask friends and family who have purchased a property in Walton on the Naze or the reputable estate agent or mortgage broker. Fees for conveyancing in Walton on the Naze differ, so it's sensible to obtain a minimum of four fee estimates from varying types of law firms. Dont forget to clarify what costs in the quote includes.