My fiance and I are planning to acquire a flat in Little Bromwich and have instructed a Little Bromwich conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Leeds Building Society have this morning contacted us to advise us that there is now an issue as our Little Bromwich conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Little Bromwich lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
We are purchasing a newly converted flat in Little Bromwich with a residential mortgage from The Royal Bank of Scotland.We have a Little Bromwich conveyancing solicitor but The Royal Bank of Scotland says she’s not listed on their "panel". We have to appoint a The Royal Bank of Scotland panel lawyer or retain our high street solicitor and fork out for a The Royal Bank of Scotland panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan offered to you is subject to its various provisions, one of which will be that conveyancers needs to be on the The Royal Bank of Scotland solicitor panel. in the past, most mortgage companies had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland
A friend pointed out to me me that in buying a property in Little Bromwich there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Little Bromwich which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Little Bromwich should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am planning to move home in July. Will my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Little Bromwich. Conveyancing lawyer was organised before I stumbled across your website.
On the day of completion you will need to collect the house keys from the selling agent however this can only happen when the sellers lawyers advise the agent that the monies to complete are in and the keys can be released. You will need to tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you locate a conveyancing in Little Bromwich or a lawyer that specialises in conveyancing in Little Bromwich.
Intending to buy a house in Little Bromwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Little Bromwich solicitor is on the RBS conveyancing panel.
My wife and I purchased a 4 bedroom Georgian property in Little Bromwich. Conveyancing practitioner acted for me and Aldermore. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Little Bromwich and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing solicitor who completed the work.
My husband and I are FTB’s - had an offer accepted, but the estate agent informed us that the seller will only move forward if we appoint the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Little Bromwich
We suspect that the owner is not behind this ultimatum. If they require ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Contact the sellers directly and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Little Bromwich conveyancing firm - rather thanthose that will provide their negotiator at the agency a kickback or meet his conveyancing figures demanded by HQ.