My wife and I are hoping to buy a 1 bedroom flat in Alston with a mortgage. We would like to retain our Alston lawyer, however the bank says he's not on their "panel". It seems we have little option but to appoint one of the lender panel conveyancing practices or retain our Alston property lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; can we not demand that the bank use our Alston lawyer ?
Unfortunately,no. 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. Another option that might be available is for your Alston conveyancing lawyer to apply to be on the conveyancing panel.
Can you clarify what the consequences are if my solicitor is expelled from the Co-operative Conveyancing panel ahead of completing my conveyancing in Alston?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are due to move property in March. Will my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Alston. Conveyancing firm was chosen before I stumbled across this page.
On the afternoon of completion you can collect the keys from the property agent however this can only take place after the sellers conveyancers advise the agent that they have the completion monies and the keys can be released. After that you can inform the removal company that they can start moving you in. We are not in a position to suggest a specific removal company but can help you choose a residential property solicitor in Alston or a lawyer with expertise in conveyancing in Alston.
Is it the case that all Alston CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved practices?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being pedantic. The Alston solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Alston I like with amenity areas and transport links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Alston in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
I am looking into buying my first house which is in Alston and I am already nervous. I couldn't find anything specific about Alston. Conveyancing will be needed in due course but do you know about the Alston area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Alston. In the meantime here are some basic statistics that we found