Me and my fiance are planning to acquire a 1 bedroom apartment in Fradley with a mortgage. We have a Fradley conveyancer, but the bank advise he's not on their "panel". It seems we have little choice but to select one of the bank panel firms or continue with our Fradley property lawyer and pay for one of their panel ones to act for them. We feel that this is unjust; 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 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 Fradley conveyancing solicitor to apply to be on the conveyancing panel.
Would the conveyancing lawyers identified via your search tool carry out attended exchange conveyancing in Fradley?
There are a few conveyancing specialists who can conduct one day exchanges. Do call us to secure a costs illustration and details as to dates.
I am in the process of remortgaging my property in Fradley, does my lawyer need to be on the Coventry BS Conveyancing panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
We are due to move home in September. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Fradley. Conveyancing lawyer was organised before I stumbled across your site.
On the day of completion you will need to collect the keys from the property agent but this should only be done once the vendors conveyancers inform the agent that they have the completion monies and the keys can be released. After that you should inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal organisation but can assist you in choosing a residential property solicitor in Fradley or a firm with expertise in conveyancing in Fradley.
I am purchasing a property in Fradley. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that your lender is Bank of Ireland your lawyer must follow the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease does not meet these requirements. The provisions relate to the installation of panels on properties nationwide and is not limited to Fradley.
I am currently in the process of buying my council flat in Fradley. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I acquired my house on 10 May and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Fradley expressed confidence that it will be concluded in less than a month. Are properties in Fradley particularly slow to register?
As far as conveyancing in Fradley is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can vary subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any other parties. At present in the region of 80% of such applications are completed within two weeks but some can be subject to longer hold-ups. Historically registration is effected after the buyer is living at the premises therefore post completion formalities is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.