Me and my fiance are purchasing a 1 bedroom apartment in Sea Mills with a mortgage. We like our Sea Mills conveyancer, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Sea Mills solicitor as well as pay for one of their panel ones to act for them. This feels very unfair; are we not able to insist that the mortgage company use our Sea Mills solicitor ?
Unfortunately,no. Your mortgage offer 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. A further alternative is for your Sea Mills conveyancing lawyer to apply to be on the conveyancing panel.
We are buying a property and require a conveyancing solicitor in Sea Mills who is on the Clydesdale approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Sea Mills.
Should our lawyer be asking questions regarding flooding during the conveyancing in Sea Mills.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Sea Mills. There are those who buy a house in Sea Mills, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Sea Mills. The conventional set of information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to discover whether the premises has suffered from flooding. If the property has been flooded in past and is not revealed by the owner, then a buyer may bring a claim for damages resulting from an inaccurate answer. The buyer’s conveyancers may also conduct an environmental search. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be made.
I opted to have a survey completed on a property in Sea Mills ahead of retaining conveyancers. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks may refuse to issue a mortgage on such a property.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Sea Mills. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sea Mills to see if the conveyancing will be more expensive.
There are numerous properties in Sea Mills on private lanes. I am acquiring one such house. Are there any benefits to purchasing a residence on a privately owned road?
Sea Mills conveyancing firms will be used to transacting homeson unadopted roads. The property lawyer should review the Land Registry data to identify any rights or liabilities. In many cases there is a management company (wholly owned by residents) that owners pay into for the upkeep of the road. Where there is one, the road should be maintained and look nicer than publicly adopted.