It has come to my attention via my mortgage adviser that my Bexhill On Sea lawyer is not on the lender Solicitor panel. How can I be certain if this is indeed the case?

The first thing you need to do is to contact your Bexhill On Sea lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Bexhill On Sea conveyancing practice that is on the conveyancing panel for your mortgage company.

My husband and I wish to acquire a 1 bedroom flat in Bexhill On Sea with a mortgage from Coventry Building Society.We would like to retain our Bexhill On Sea conveyancing solicitor but Coventry Building Society informed us he's not on their approved list of member firms. we are left little option but to use a Coventry Building Society panel firm or keep our preferred solicitor and fork out for a Coventry Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Coventry Building Society use our lawyer?

No, not really. The loan offered to you is subject to its terms and conditions, a common one being that lawyers must be on the Coventry Building Society solicitor panel. in the past, 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Coventry Building Society

is it true that all Bexhill On Sea conveyancing solicitors on the Principality conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Principality conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bexhill On Sea bank branch on numerous occasions and was told it wasn't an issue and they will lend. My Bexhill On Sea conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Your property lawyer has to follow the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Aldermore have agreed my home loan in principle, my bid on a property in Bexhill On Sea has been accepted, now what?

Your property agent will wish to be advised as to your solicitor's details (ensure that the property lawyers are on the bank’s panel). Call up Aldermore or the broker and finish off any outstanding documentation. Aldermore will instruct a valuer who will get in touch with the selling agent or vendor to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Aldermore will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bexhill On Sea.

I am buying a new build apartment in Bexhill On Sea. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bexhill On Sea

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Should I appoint a Bexhill On Sea conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can deal with the conveyancing however his firm is located 200kilometers away.

The primary upside of using a local Bexhill On Sea conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and apply pressure on them if necessary. Having local Bexhill On Sea know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that must outweigh using an unfamiliar Bexhill On Sea conveyancing lawyer solely due to them being Bexhill On Sea based.