Me and my partner are buying a 1 bedroom apartment in Moorends with a mortgage. We like our Moorends conveyancer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Moorends solicitor and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
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 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 Moorends conveyancing lawyer to apply to be on the conveyancing panel.
My solicitor has discovered a a problem with the lease for the property we are buying in Moorends. The other side have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
I just bought a house at auction in Moorends. Conveyancing is needed. What is next?
Given that you have now legally bound yourself to purchase you will need to appoint a conveyancing solicitor soon as you are faced with a tight deadline in which to complete the deal. Every auction property will ordinarily have an associated auction pack. This will likely include evidence of title and search results. If you have purchased leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in place to complete the transaction on the set completion date.
How can we know in advance if a Moorends conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Moorends seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.
Completion of my purchase has taken place for my property in Moorends. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
How easy is it to use the search tool to find a conveyancing practitioner in Moorends on the authorised to act for my mortgage?
1st select a bank such as Birmingham Midshires, Virgin Money or Britannia then choose your location for instance Moorends. Conveyancing practices in Moorends and across England and Wales should be listed.
In my capacity as executor for the estate of my grandfather I am selling a property in Swansea but reside in Moorends. My conveyancer (based 260 kilometers awayhas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in Moorends who can witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Moorends