We are buying a 3 bedroom apartment in Henbury with a mortgage. We like our Henbury solicitor, but the bank says she’s not on their "panel". It appears that we have no choice but to select one of the lender panel firms or keep our Henbury lawyer as well as pay for one of their panel firms to represent them. We consider that this is unjust; are we not able to insist that the mortgage company use our Henbury solicitor ?
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 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. A further alternative is for your Henbury conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I are getting closer to an exchange on a flat in Henbury and my mum and dad have transferred the ten percent deposit to my conveyancing practitioner. I am now advised that as the deposit has not arrived from me my conveyancer needs to disclose this to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
Your conveyancing practitioner is obliged to clarify with the bank to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your bank if you agree, failing which, your lawyer must cease to continue acting.
What can a local search tell me about the house we're purchasing in Henbury?
Henbury conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search plays an important role in many a Henbury conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I have todaybecome aware that Stirling Law have closed. They conducted my conveyancing in Henbury for a purchase of a leasehold flat 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The quickest way to see if the premises is registered to you, you can make 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 Henbury conveyancing specialists.
We're FTB’s - had an offer accepted, yet the property agent has warned us that the seller will only proceed if we use the agent's preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Henbury
We suspect that the owner is not behind this request. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Speak to the vendors direct and make the point that (a)you are motivated buyers (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you intend to appoint your own,trusted Henbury conveyancing lawyers - rather thanthose that will give the estate agent a referral fee or achieve conveyancing thresholds pre-set by head office.