Me and my partner are purchasing a 1 bedroom flat in Saxilby with a mortgage. We like our Saxilby lawyer, but the mortgage company says she’s not on their "panel". It seems we have no option but to select one of the mortgage company panel conveyancing practices or continue with our Saxilby conveyancer as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
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 Saxilby conveyancing solicitor to apply to be on the conveyancing panel.
Our Saxilby lawyer has discovered an inconsistency between the information in the valuation report and what is revealed within the legal papers for the property. My lawyer informs me that he needs to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Saxilby. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Saxilby?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
We expect to receive a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Saxilby solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Saxilby solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
My offer on a semi in Saxilby has been agreed to, the owners do however have a tied purchase. The sellers have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in Saxilby. What should be my next step? At what stage should I apply for the mortgage with Nottingham?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then valuation, Saxilby conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Nottingham conveyancing panel. Regarding the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a rising market many home buyers will apply for a home loan with Nottingham and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with the conveyancing in Saxilby.
I am intent on selling our house in Saxilby and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Saxilby lawyer would know this is not the case. For the life of me I don't know why the purchasers used an internet conveyancing practice as opposed to a conveyancing solicitor in Saxilby. We have lived in Saxilby for 4 years we know of no issue. Do we get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must check with 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 life insurance to cover that same illness)
My father has encouraged me to appoint his conveyancers in Saxilby. Should I find my own solicitor?
No doubt it’s preferable to select a conveyancing practitioner is to seek guidance from friends or relatives who have experience in using the solicitor you're contemplating using.