My fiance and I are looking to buy a home in Bamber Bridge and are in fact using a Bamber Bridge conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Godiva Mortgages Ltd have this evening contacted us to advise us that there is now an issue as our Bamber Bridge conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Bamber Bridge lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am purchasing a garden flat in Bamber Bridge. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Bamber Bridge you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bamber Bridge.
What will a local search tell me regarding the house I am buying in Bamber Bridge?
Bamber Bridge conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Bamber Bridge conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
How does conveyancing in Bamber Bridge differ for new build properties?
Most buyers of new build or newly converted property in Bamber Bridge contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because builders in Bamber Bridge tend to buy the site, 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 property lawyers 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 Bamber Bridge or who has acted in the same development.
What tools are available to identify a Bamber Bridge solicitor on the Santander conveyancing panel? I have wheels and am happy to travel upto 10kilometers to meet the lawyer.
Feel free to make use of the search on this website. Please choose the mortgage company and your location and you will see a number of Bamber Bridge conveyancing lawyers locally. We have listed some Bamber Bridge conveyancing firms at the bottom of this page and you can telephone them to see if they are on the Santander approved list