My husband and I are planning to purchase a 2 bedroom apartment in Langley with a mortgage. We wish to retain our Langley lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Langley conveyancer and pay for one of their panel ones to act for them. This feels very unfair; can we not demand that the mortgage company use our Langley lawyer ?
Unfortunately,no. 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 Langley conveyancing lawyer to apply to be on the conveyancing panel.
We note that you have a search directory listing solicitors on the Skipton conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Langley?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Langley.
My bid for a property was accepted at auction in Langley. Conveyancing is necessary. What happens now?
Now that you are exchanged you now have to find a conveyancing solicitor quickly as you now have a pending deadline in which to complete the purchase. All auction property will ordinarily have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in place to complete on the on the contractual date .
I'm in the throws of viewing houses in Langley and I am now considering a potential offer. Is it best to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Nationwide.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are obtaining a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
The formalities of my remortgage has taken place for my property in Langley. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
How does conveyancing in Langley differ for newly converted properties?
Most buyers of new build property in Langley approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Langley usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Langley or who has acted in the same development.
I am downsizing from my property. My former solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Langley if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Langley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.