My husband and I are hoping to acquire a 1 bedroom apartment in Chertsey with a mortgage. We have a Chertsey solicitor, but the bank says he's not on their "panel". It seems we have no choice but to instruct one of the mortgage company panel firms or continue with our Chertsey conveyancing practitioner as well as pay for one of their panel firms to represent them. This feels very unfair; can we not demand that the mortgage company use our Chertsey conveyancing practitioner ?
Unfortunately,no. 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 Chertsey conveyancing solicitor to apply to be on the conveyancing panel.
My husband and I wish to acquire a purpose built apartment in Chertsey with a loan from Bank of Scotland.We would like to retain our Chertsey conveyancing lawyer but Bank of Scotland says he's not listed on their "panel". It seems we are left with little choice but to instruct a Bank of Scotland panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Bank of Scotland use our lawyer?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, a common one being that conveyancers must be on the Bank of Scotland approved list. Until recently, most banks had large numbers of law firms 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 Bank of Scotland
My wife and I are buying a apartment in Chertsey. It might be a silly question but how we can trust a solicitor? At some point we have to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Completion of my remortgage has taken place for my property in Chertsey. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Chertsey bank branch on numerous occasions and was told it wasn't an issue and they will lend. My Chertsey conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their specific requirements. I have no idea who is right.
The solicitor has to comply with the CML Handbook Part 2 provisions for your lender. 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will our conveyancer be asking questions regarding flooding during the conveyancing in Chertsey.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Chertsey. There are those who purchase a property in Chertsey, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Chertsey. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to find out if the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an misleading reply. A buyer’s lawyers will also carry out an environmental report. This will reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
Taking into account that I am about to spend over three hundred thousand on 3 bedroom house in Chertsey I would like to have a conversation with the conveyancer regarding thehouse move before giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your conveyancing in Chertsey.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The law firms that we put you in touch with believe that the figure you are provided with for your conveyancing in Chertsey should be the figure that you are charged.