We are purchasing a newbuild flat in Tenbury Wells with a residential mortgage from HSBC Bank.We would like to retain our Tenbury Wells conveyancing practitioner but HSBC Bank advised that his firm is not listed on their "panel". we are left little option but to use a HSBC Bank panel firm or retain our preferred solicitor and pay for a HSBC Bank panel lawyer to act for them. This seems very unfair; Can we not simply insist that HSBC Bank use our lawyer?
No, not really. The home loan issued to you is subject to its various provisions, one of which will be that conveyancers needs to be on the HSBC Bank solicitor panel. Until recently, most banks had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for HSBC Bank
I am assisting my sister sell her property in Tenbury Wells. Does the solicitor order an energy performance certificate or it is for the owner to see to?
Following the abolition of HIPs, energy performance certificates was retained a required element of moving property. An energy performance certificate needs to be to hand before the property is placed on the market. This is not something that lawyers ordinarily organise. Where you are using a Tenbury Wells conveyancing lawyer they might be willing to arrange energy performance certificates given their contacts with reputable local providers
My partner and I are in the throws of looking at apartments in Tenbury Wells and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with Virgin Money.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are taking out a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Tenbury Wells conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
How does conveyancing in Tenbury Wells differ for new build properties?
Most buyers of new build residence in Tenbury Wells come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Tenbury Wells tend to buy the land, 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 conveyancing solicitors 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 Tenbury Wells or who has acted in the same development.
Given that I will soon spend over three hundred thousand on a two bedroom apartment in Tenbury Wells I would like to talk to a solicitor about myhouse move ahead of appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Tenbury Wells.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Tenbury Wells should be the figure that you are charged.
My husband and I are four weeks into a residential purchase having been recommend to conveyancers by the estate agent to do our conveyancing in Tenbury Wells. We are not happy. Can you you assist me in finding new conveyancers?
They would have to be very poor to suggest changing them. Has the loan offer been sent? In the event that it has you must advise them of the new contact details and ensure the loan are re-issued. Your solicitor ideally should be on the mortgage company approved list to avoid supplemental fees and delays. That should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Tenbury Wells