My husband and I are purchasing a 3 bedroom apartment in Montacute with a homeloan from Alliance & Leicester .We would like to retain our Montacute conveyancing practitioner but Alliance & Leicester says he's not listed on their "panel". We have to appoint a Alliance & Leicester panel lawyer or retain our preferred solicitor and pay for a Alliance & Leicester panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that solicitors will be on the Alliance & Leicester conveyancing panel. Until recently, 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 Alliance & Leicester
When it comes to mortgage companies such as Santander, do Montacute lawyers face a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Is it the case that all Montacute solicitor practices on the Kent Reliance conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
Planning on purchasing a flat in Montacute. 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 Yorkshire BS 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 Montacute property lawyer is on the Yorkshire BS conveyancing panel.
I require fast conveyancing in Montacute as I am faced with pressure to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are not taking a mortgage you are at liberty not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in Montacute the following are examples of what can be revealed and adversely affect market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
I used Wolstenholmes several years ago for my conveyancing in Montacute. I now require my file but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Montacute of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've found a house that appears to be perfect, at a great price which is making it more attractive. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Montacute. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?
Most houses in Montacute are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Montacute in which case you should be shopping around for a Montacute conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your lawyer should advise you fully on all the issues.
Leasehold Conveyancing in Montacute - Examples of Queries before Purchasing
This information is helpful as a) areas may result in problems in the building as the communal areas may start to deteriorate if maintenance are not paid for b) if the tenants have a dispute with the managing agents you will want to have complete disclosure Does the lease contain onerous restrictions? It is important to be aware whether redecorating or some other major work is due shortly to be shared amongst the tenants and will materially increase the the maintenance charges or require a one time payment.