We are hoping to acquire a 1 bedroom apartment in Pevensey Bay with a mortgage. We have a Pevensey Bay lawyer, however the bank advise he's not on their "panel". It seems we have little option but to appoint one of the mortgage company panel firms or keep our Pevensey Bay property lawyer and pay for one of their panel lawyers to act for them. We regard this is unjust; can we not demand that the bank use our Pevensey Bay property lawyer ?
Unfortunately,no. 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 Pevensey Bay conveyancing solicitor to apply to be on the conveyancing panel.
It is 10 years ago since I purchased my house in Pevensey Bay. Conveyancing solicitors have now been instructed on the sale but I am unable to locate the title deeds. Is this a problem?
Don’t worry too much. First the deeds may be with the lender or they could be archived with the lawyers who acted in your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Pevensey Bay involves registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.
Have just purchased a probate house at auction in Pevensey Bay. Conveyancing is required. What happens now?
Given that you have now to all intents and purposes signed on the dotted line you must appoint a conveyancing practitioner as a matter of priority as you are faced with a tight deadline in which to complete the transaction. Every auction property should have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to the lawyer working for you ASAP. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
How can we know in advance if a Pevensey Bay conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Pevensey Bay seeking recommendations is a good starting point. 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 advocate that you speak with the lawyer handling your conveyancing.
I can not fathom if my lender requires a lease extension. I have called my Pevensey Bay bank branch on various occasions and was told they are content with the situation and they would lend. My Pevensey Bay conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the conveyancer is on the lender panel, they must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Taking into account that I will soon part with hundreds of thousands of pounds on a terraced house in Pevensey Bay I would like to talk to a solicitor regarding theconveyancing before instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in Pevensey Bay.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Pevensey Bay should be the amount on the final invoice that you end up paying.
I am buying a leasehold flat in Pevensey Bay. Conveyancing quotes are coming in at around £1700. Does that seem right?
The average fee in 2014 for conveyancing in Pevensey Bay was just under one thousand five hundred pounds not including Land Tax and HM Land Registry charges.