My wife and I are buying a 3 bedroom apartment in Brixham with a mortgage. We like our Brixham conveyancer, but the bank advise she’s not on their "panel". It seems we have no option but to appoint one of the mortgage company panel conveyancing practices or retain our Brixham conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; is there anything we can do?
No, not really. Your mortgage offer 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 Brixham conveyancing solicitor to apply to be on the conveyancing panel.
I have given 8 weeks notice to my existing landlord and have to vacate my let out flat in Brixham by 21/10/2025. Conveyancing for my house purchase is underway. Can I complete in 4 weeks as don't want to have to move into temporary accommodation?
It is unwise to provide notice on a rental unless exchange of contracts has taken place. Assuming that you have not previously done so, update to your solicitor and urge them to they apply pressure on the other side, try to an agreed time frame that all parties will look towards
Do I need to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Brixham so that I can pop in to their offices when needed.
As opposed to twenty years ago, almost all banks no longer require their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to supply ID documents and there are still manifest benefits to using a locally based ayer, in your situation a conveyancing solicitor in Brixham.
I am buying my first flat in Brixham with a loan from National Westminster Bank. The builders refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my conveyancer about the side-deal as it will impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I cancel my mortgage payments with Virgin Money as soon as a completion date for my home sale in Brixham has been agreed?
No, you should continue meeting any mortgage sums to Virgin Money until the mortgage is discharged on completion as part of your Brixham conveyancing.