We are intending to purchase a 1 bedroom flat in Ovingham with a mortgage. We like our Ovingham conveyancer, however the mortgage company says she’s not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel firms or retain our Ovingham lawyer as well as pay for one of their panel ones to act for them. We consider that this is unjust; can we not demand that the bank use our Ovingham solicitor ?
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. Another option that might be available is for your Ovingham conveyancing lawyer to apply to be on the conveyancing panel.
Are the Ovingham conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Ovingham conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
I have a mortgage with HSBC for my property in Ovingham. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
You must advise HSBC before renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.
The formalities of my remortgage has taken place for my property in Ovingham. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I recently had an offer accepted on an apartment in Ovingham. My mortgage broker suggested a solicitor. I paid an upfront payment of £175. A couple of days later, the conveyancer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to my property can not be found. The lawyers who dealt with the conveyancing in Ovingham 4 years ago no longer exist. What are my options?
Gone are the days when you need to hold title official documentation to establish that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.
We are 17 days into a residential purchase having been referred to solicitors by the local agent to handle our conveyancing in Ovingham. I am not happy. Could you help me find new solicitors?
They would have to be really poor to suggest changing them. Has your mortgage been issued? If so you must advise them of the new contact details and have the mortgage documents are re-sent. The conveyancer needs to be on the mortgage company panel to avoid escalating charges and frustration. That should be your first question of the new lawyers. The find a solicitor tool will assist you in finding a bank approved lawyer for your conveyancing in Ovingham