We are purchasing a 2 bedroom flat in Neston with a mortgage. We like our Neston lawyer, however the lender advise he's not on their "panel". It appears that we have little option but to instruct one of the lender panel conveyancing practices or retain our Neston property lawyer as well as pay for one of their panel ones to represent them. We feel that this is unjust; are we not able to demand that the mortgage company use our Neston property lawyer ?
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. Another option that might be available is for your Neston conveyancing solicitor to apply to be on the conveyancing panel.
We note that you have a search directory listing firms on the Barclays conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Neston?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Neston.
I am in the process of remortgaging my property in Neston, does my lawyer have to be on the Principality Conveyancing panel?
In theory, you could use a solicitor that is not on the Principality conveyancing panel, but Principality would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I used Wolstenholmes several years past for my conveyancing in Neston. Now, I need my documents however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Neston of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey carried out on a house in Neston prior to instructing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may refuse to issue a loan on such a property.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Neston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Neston to see if the conveyancing costs will increase in light of this.