we are a couple who wish to acquire a purpose built apartment in Bedale with a homeloan from Santander.We like our Bedale conveyancing solicitor but Santander says his firm is not on their approved list of firms. we are left little option but to use a Santander panel solicitor or keep our local solicitor and pay for a Santander panel lawyer to act for them. This seems very unfair; Can we not simply insist that Santander use our lawyer?
Unfortunately,no. The loan issued to you contains various provisions, a common one being that conveyancers will be on the Santander conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Santander
We are buying a house and the lawyer has referenced Chancel Repair for which the house may be obligated to pay because it falls into the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Bedale
Unless a previous purchase of the property completed after 12 October 2013 you can expect lawyers conducting conveyancing in Bedale to remain recommending a chancel search and or chancel repair liability policy.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Bedale is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bedale 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 Bedale you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedale may decide 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 premises.
Do I need to be concerned that estate agents that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Bedale conveyancing firm?
As is the case with lots of professional services, often recommendations from family and friends can be most helpful. But there are lots of people with a vested interest in a conveyancing deal; estate agents, financial adviser and banks may put forward conveyancers to instruct. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the recommendation. You are free to select your preferred conveyancer. However, bear in mind that the majority of lenders have an approved list of solicitors you have to use for the lender related work in your transaction.
What tools are available to find a Bedale conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 20kilometers to meet the conveyancer.
You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Bedale and you will see a number of lawyer located nearest Bedale. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.