We are planning to purchase a 1 bedroom apartment in Lyddington with a mortgage. We wish to retain our Lyddington solicitor, however the mortgage company says he's not on their "panel". It appears that we have little option but to appoint one of the bank panel firms or retain our Lyddington lawyer and pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to insist that the bank use our Lyddington 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 Lyddington conveyancing lawyer to apply to be on the conveyancing panel.
Would the conveyancing solicitors highlighted via your search app handle right to buy conveyancing in Lyddington?
We have identified plenty of conveyancing solicitors who can service right to buy conveyancing Please e-mail the conveyancers listed to secure a conveyancing quote.
My home in Lyddington is up for sale and I have a purchaser. Will the solicitor need to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
Due to the guidance of my in-laws I had a survey completed on a property in Lyddington in advance of appointing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders may refuse to give a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lyddington. Conveyancing will be smoother if you use a solicitor in Lyddington especially if they are accustomed to such properties in Lyddington.
When it comes to my conveyancing in Lyddington should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Lyddington conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.