Me and my partner are purchasing a 1 bedroom flat in Ampthill with a mortgage. We wish to retain our Ampthill lawyer, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Ampthill conveyancer and pay for one of their panel ones to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. 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 Ampthill conveyancing lawyer to apply to be on the conveyancing panel.
Why do I have to pay up front for my conveyancing in Ampthill?
If you are buying a property in Ampthill your solicitor will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the total price then this will be needed immediately in advance of contracts are exchanged. Any further balance that is needed will be payable a few days ahead of the completion date.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Ampthill is the location of the property. Is there any advice you can give?
Flying freeholds in Ampthill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ampthill you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ampthill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My partner has suggested that I appoint his conveyancers in Ampthill. Should I find my own property lawyer?
No doubt it’s preferable to select a conveyancing lawyer is to have guidance from friends or relatives who have actually previously instructed the conveyancer you're are thinking of instructing.
Do online conveyancing companies do everything a high street Ampthill solicitor does or must I retain a solicitor for the final stages for my conveyancing in Ampthill?
Where you use an online conveyancer they should cover all the things your Ampthill conveyancer will cover.