My husband and I are buying a 2 bedroom flat in Letchworth Garden City with a mortgage. We wish to retain our Letchworth Garden City lawyer, however the lender says she’s not on their "panel". It seems we have little option but to instruct one of the lender panel firms or continue with our Letchworth Garden City conveyancer and pay for one of their panel firms to represent them. We regard this is inequitable; are we not able to demand that the lender use our Letchworth Garden City 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 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 Letchworth Garden City conveyancing solicitor to apply to be on the conveyancing panel.
How up to date is your search tool for Letchworth Garden City conveyancing solicitors on the UBS conveyancing panel? Do UBS send you an updated list?
Letchworth Garden City conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
My uncle informed me that in purchasing a property in Letchworth Garden City there could be various restrictions preventing external changes to the property. Is this right?
There are anumerous of properties in Letchworth Garden City which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Letchworth Garden City should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Letchworth Garden City solicitor firms on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
We had selected solicitors locally in Letchworth Garden City on the Leeds Building Society solicitor approved list. They are now charging me a separate amount for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. This charge is not set by Leeds Building Society but by your Letchworth Garden City property lawyer. Plenty of firms on the Leeds Building Society panel will levy ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
I own a 4 bedroom Victorian property in Letchworth Garden City. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Letchworth Garden City and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who carried out the work.
I am thinking of appointing a conveyancing lawyer in Letchworth Garden City for my house move. Can I check a solicitor's record with the legal regulator?
Anyone can review presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.