My husband and I are planning to purchase a 1 bedroom apartment in Bulwell with a mortgage. We wish to retain our Bulwell solicitor, but the lender says he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Bulwell conveyancer and pay for one of their panel firms to act for them. This feels very unfair; can we not insist that the bank use our Bulwell property lawyer ?
No, not really. The mortgage offered to you 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. A further alternative is for your Bulwell conveyancing lawyer to apply to be on the conveyancing panel.
Can you vouch for a HSBC Bank allowed Bulwell conveyancing firm finish our house move within a very limited time frame? Am I best advised to choose a local Bulwell conveyancer or an online comparison site?
We can recommend some very good Bulwell conveyancing firms. You can also walk up the main road in Bulwell. Approach two or three law practices and request to see a conveyancing solicitor for a fee estimate. Discuss your time frames together with the reasons and get an assurance on your deadline. Select the one that you are most comfortable with.
It is 10 years ago since I acquired my home in Bulwell. Conveyancing lawyers have just been instructed on the sale but I can't find the title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be retained by your lender or they may stored with the lawyers who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Bulwell involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Bulwell is the location of the property. Can you offer any opinion?
Flying freeholds in Bulwell are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bulwell you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bulwell may ascertain 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 residence.
I have been sourcing a conveyancing practitioner in Bulwell for my remortgage. Is there any facility to see a firm’s record with the profession’s regulator?
Members of the public can search for documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.