My wife and I are hoping to buy a 3 bedroom flat in Normanton with a mortgage. We wish to retain our Normanton conveyancer, however the bank says she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel solicitors or retain our Normanton solicitor as well as pay for one of their panel lawyers to represent them. This seems 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 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 Normanton conveyancing lawyer to apply to be on the conveyancing panel.
I sincerely hope you can assist me. My Normanton solicitor is advising me that he has toorder Normanton conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Normanton conveyancing searches.
I have paid off my mortgage with Nationwide. I assume I don't need a Normanton property lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Normanton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Normanton solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Normanton postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Normanton.
Is it possible to switch conveyancer as I need to instruct a firm on the Godiva Mortgages Ltd conveyancing panel. I had appointed a high street conveyancing solicitor in Normanton five minutes from me but she is not accepted by Godiva Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Normanton on the Godiva Mortgages Ltd panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Normanton. In utilising the find a conveyancing solicitor tool on this website, you can contrast costs for conveyancing solicitors in Normanton and beyond.
What can I do to discover who owns a property in Normanton?
On the basis that the premises is registered with the Land Registry, and you have the information of the location of the premises, you should be able to see results from the HMLR of the registered owner for a fee.