My husband and I are looking to buy a home in Ashton under Lyne and are in fact using a Ashton under Lyne conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barclays Direct have this afternoon contacted us to inform me that there is now an issue as our Ashton under Lyne conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Ashton under Lyne lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am due to exchange on the purchase of a house in Ashton under Lyne but as a result of damage from a small fire at the property I have managed to agree reparation from the owner in the sum of three thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of amending the contract but Kent Reliance will not permit this. Why were they notified?
Your conveyancing practitioner that is on a Kent Reliance conveyancing panel is duty bound to disclose to Kent Reliance of any changes to the purchase price. If you were to refuse your lawyer to notify the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancing practitioner for your conveyancing in Ashton under Lyne.
My husband and I are purchasing a newbuild flat in Ashton under Lyne with a loan from Leeds Building Society.We like our Ashton under Lyne conveyancing practitioner but Leeds Building Society advised that she’s not on their approved list of firms. We have to appoint a Leeds Building Society panel solicitor or retain our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan offered to you is subject to its terms and conditions, one of which will be that lawyers needs to be on the Leeds Building Society approved list. Until recently, most lenders 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Leeds Building Society
A colleague advised me that where I am buying in Ashton under Lyne I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Ashton under Lyne conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Ashton under Lyne around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Ashton under Lyne.
My father-in-law has encouraged me to appoint his conveyancers in Ashton under Lyne. Do I follow his advice?
There are no two ways about it the best way to choose a conveyancing practitioner is to get guidance from friends or family who have actually experience in using the firm you're are thinking of instructing.