We are intending to purchase a 2 bedroom apartment in East Yorkshire with a mortgage. We have a East Yorkshire lawyer, however the lender advise she’s not on their "panel". It appears that we have no choice but to appoint one of the bank panel solicitors or continue with our East Yorkshire solicitor and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 East Yorkshire conveyancing solicitor to apply to be on the conveyancing panel.
What is your number one tip for finding a conveyancing solicitor in East Yorkshire
Do not opt for the cheapest East Yorkshire conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
What is the difference between a licensed conveyancer and conveyancing solicitor in East Yorkshire
Two types of professional can execute conveyancing in East Yorkshire namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that required to complete the sale or acquisition of property. They are both obliged to handle East Yorkshire conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that all requirements and procedures will be accurately attended to.
I can not work out if my bank requires a lease extension. I have telephoned my East Yorkshire building society branch on various occasions and was told they are content with the situation and they would lend. My East Yorkshire conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.
As long as the lawyer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have recentlyfound out that Action Conveyancing have been shut down. They conducted my conveyancing in East Yorkshire for a purchase of a leasehold apartment 12 months ago. How can I check that my home is not still registered in the name of the previous owner?
The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of East Yorkshire conveyancing specialists.
I opted to have a survey carried out on a house in East Yorkshire prior to retaining lawyers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies tend refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in East Yorkshire. Conveyancing will be smoother if you use a solicitor in East Yorkshire especially if they are familiar with such properties in East Yorkshire.
My husband and I are FTB’s - agreed a price, yet the agent told us that the vendor will only go ahead if we instruct their recommended solicitors as they want a ‘quick sale’. We would rather use a local solicitor accustomed to conveyancing in East Yorkshire
We suspect that the owner is not behind this requirement. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make sure they understand (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your preferred East Yorkshire conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a introducer fee or meet his conveyancing figures demanded by senior management.