My wife and I are hoping to purchase a 2 bedroom apartment in Lampeter with a mortgage. We like our Lampeter conveyancer, but the mortgage company advise she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel firms or keep our Lampeter lawyer as well as pay for one of their panel ones to represent them. We regard this is inequitable; are we not able to insist that the mortgage company use our Lampeter solicitor ?
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 Lampeter conveyancing solicitor to apply to be on the conveyancing panel.
We previously chose conveyancers with offices in Lampeter on the Nottingham solicitor panel. They are now charging me a separate charge for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by Nottingham but by your Lampeter conveyancing practitioner. Plenty of firms on the Nottingham panel will quote an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
I am buying a property in Lampeter. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
As your lender is Clydesdale your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Lampeter.
I have paid off my mortgage with Lloyds. I assume I don't need a Lampeter property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
A friend recommended that where I am purchasing in Lampeter I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Lampeter conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Lampeter around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Lampeter Education with plans and statistics, Local Amenities and other useful data regarding Lampeter.
The estate agent has sent us the confirmation of our purchase of a new build flat in Lampeter. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lampeter
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.
I was advised by a number of selling agents in Lampeter to select a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to offer your services rather than alternative conveyancing organisations?
We don’t offer any referral fee for directing people in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.