We are buying a 3 bedroom apartment in Yeading with a mortgage. We like our Yeading solicitor, however the bank says she’s not on their "panel". We have to appoint one of the bank panel solicitors or keep our Yeading property lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
No, not really. 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 Yeading conveyancing solicitor to apply to be on the conveyancing panel.
Do the conveyancing lawyers listed on your site handle right to buy conveyancing in Yeading?
We do have numerous conveyancing firms who can service right to buy conveyancing Do call us to get a conveyancing quote.
When does exchange of contracts occur in purchase conveyancing in Yeading and do I need to be at the lawyers office?
Where you are near to our conveyancing solicitors in Yeading you are invited in to sign the paperwork. That being said, the firms we recommend supply countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you electronically. The signing of the property agreement is not the critical part. A signed contract is just a prerequisite for the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Yeading)to be in the office available at the end of the phone to exchange contracts.
My property lawyer in Yeading is not on the Norwich and Peterborough Building Society Conveyancing Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Norwich and Peterborough Building Society panel?
Your options are as follows:
- Complete the purchase with your existing Yeading solicitors but Norwich and Peterborough Building Society will need to use a conveyancer on their panel. This will inevitably rack up the overall conveyancing fees as well as cause frustration.
- Find an alternative practitioner to to deal with the conveyancing, obviously checking they are Norwich and Peterborough Building Society approved.
- Persuade your Norwich and Peterborough Building Society solicitor to seek to join the Norwich and Peterborough Building Society panel
This question may be naive but I am unexperienced as a 1st time purchaser of a garden flat in Yeading. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Yeading?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and once they have received this, you should be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I am purchasing a property in Yeading. One unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is RBS your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for RBS. The CML Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to RBS where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties nationwide and is not isolated to Yeading.
I recently had an offer accepted on a house in Yeading. My financial adviser suggested a conveyancer. I paid an advanced payment of £175. Shortly after, the conveyancer contacted me to say that they were not on the Kent Reliance 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 Kent Reliance 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.
I require expedited conveyancing in Yeading as I am under an ultimatum to exchange contracts inside 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are are a mortgage free buyer you are at liberty not to have searches conducted although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Yeading the following are examples of issues that can crop up and adversely affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...