My wife and I are buying a 3 bedroom flat in Accrington with a mortgage. We wish to retain our Accrington conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Accrington and pay for one of their panel ones to represent them. We consider that this is unjust; 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. A further alternative is for your Accrington conveyancing solicitor to apply to be on the conveyancing panel.
I am about to complete on the purchase of a house in Accrington but as a consequence of damage from the recent storms I have managed to agree reparation from the vendor of three thousand pounds taking the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process however will not permit this. Why were they informed?
Any that is on a conveyancing panel is obliged to disclose to of any amendments to the sale price. If you prohibit your to report the price change to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Accrington.
I had intended to instruct a property lawyer in Accrington for our home move. Our broker informed us that our mortgage lenders won't deal with them. Surely this is unduly restrictive?
A lender can require a panel solicitor act for it. You would be expected to bear the cost of this. Do use our tool to select a solicitor to carry conveyancing in Accrington on the member panel.
Me and my brother purchased a 4 bedroom Georgian house in Accrington. Conveyancing solicitor represented me and . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Accrington and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who carried out the work.
I have been pointed in your direction by a couple of local estate agents in Accrington to get a quote from a property lawyer on your site. What’s the financial inducement for Estate Agents to market your site rather than alternative conveyancing organisations?
We don’t make any commission for sending work to this site. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.