We are intending to buy a 1 bedroom apartment in Mildmay with a mortgage. We would like to retain our Mildmay conveyancer, however the lender says he's not on their "panel". We have to appoint one of the lender panel solicitors or keep our Mildmay property lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 Mildmay conveyancing lawyer to apply to be on the conveyancing panel.
Do lenders provide you with an approved list of Mildmay conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Mildmay conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
I am aiming to move home in April. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Mildmay. Conveyancing solicitor was chosen prior to coming across this site.
On the day of completion you will need to pick up the house keys from your property agent however this can only take place after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be passed over. Subsequently you can inform the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you find a conveyancing in Mildmay or a legal practice that specialises in conveyancing in Mildmay.
I'm at the point of looking at apartments in Mildmay and I am now considering a potential offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Nationwide.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are getting a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
TSB have agreed my home loan in principle, my offer on a property in Mildmay has been accepted, what are the next steps?
The property agent will want to be informed of your conveyancer's details (ensure that the solicitors are on the lender’s approved list). Telephone TSB or your broker and finalise any outstanding paperwork. TSB will instruct a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. TSB will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Mildmay.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Mildmay is where the house is located. What do you suggest?
Flying freeholds in Mildmay are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mildmay you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mildmay may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Mildmay and how can you help?
The 1954 Act gives protection to commercial leaseholders, giving them the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Mildmay