Me and my partner are purchasing a 3 bedroom flat in Worcester Park with a mortgage. We like our Worcester Park solicitor, however the mortgage company says he's not on their "panel". It seems we have no option but to select one of the bank panel conveyancing practices or keep our Worcester Park solicitor 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 Worcester Park property lawyer ?
Unfortunately,no. 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 Worcester Park conveyancing solicitor to apply to be on the conveyancing panel.
How can we know in advance if a Worcester Park conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Worcester Park obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
I was told two weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Worcester Park is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Worcester Park solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 Worcester Park 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 my conveyancer be raising questions regarding flooding during the conveyancing in Worcester Park.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Worcester Park. There are those who acquire a house in Worcester Park, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Worcester Park. The standard completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out if the property has ever been flooded. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser may commence a claim for damages resulting from an incorrect response. The buyer’s conveyancers should also conduct an environmental report. This will indicate whether there is any known flood risk. If so, additional investigations should be carried out.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who dealt with the conveyancing in Worcester Park 4 years ago no longer exist. What are my options?
You no longer need to have the physical deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Worcester Park is where the house is located. Can you shed any light on this issue?
Flying freeholds in Worcester Park are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Worcester Park you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Worcester Park may ascertain 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.
Me and my partner are planning to purchase a four bedroom ground floor flatin Worcester Park with a mortgage from a bank. We wish to instruct our solicitor in Worcester Park but our bank says he's not on their "panel". We have to appoint from the our mortgage company panel firms or stay with our Worcester Park solicitor and pay for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage company mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels, including most conveyancing solicitors in Worcester Park : 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for your lender.