Much to our surprise we have been advised by our estate agent that my Bacup the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be sure if this is correct?
The first thing you need to do is to contact your Bacup conveyancer. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather appoint a specialised conveyancing solicitor in Bacup?
You should check but the the likelihood is that appoint one of their panel solicitors where you want the "fee-free" deal. Contact the bank to explore if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Bacup.
How does conveyancing in Bacup differ for new build properties?
Most buyers of new build or newly converted property in Bacup contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Bacup typically acquire the real estate, 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 property lawyers 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 Bacup or who has acted in the same development.
Am I right to be wary that brokers that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Bacup conveyancing practice?
As is the case with lots of service providers, often referrals from connections can be worth their weight in gold. Yet there are many parties with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders may put forward lawyers to use. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the discretion to appoint your own lawyer. However, bear in mind that most banks have an approved list of conveyancers you are obliged to use for the mortgage aspect of your house move.
We are one month into a freehold purchase having been recommend to a firm by the selling agent to handle our conveyancing in Bacup. I am not happy. Can you help me find new lawyers?
A solicitor would need to be really bad to suggest replacing them. Has the mortgage been generated? In the event that it has you must advise them of the new contact details and get the offer are re-sent. Your new solicitor ideally needs to be on the banks approved list to avoid supplemental costs and complications. That should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a bank approved solicitor for your home move in Bacup