Me and my fiance are intending to purchase a 1 bedroom apartment in Polegate with a mortgage. We would like to retain our Polegate conveyancer, but the lender says he's not on their "panel". It seems we have no choice but to appoint one of the mortgage company panel conveyancing practices or keep our Polegate conveyancing practitioner and pay for one of their panel ones to act for them. We regard this is inequitable; are we not able to require that the bank use our Polegate 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 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 Polegate conveyancing solicitor to apply to be on the conveyancing panel.
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Polegate. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this allowed?
Where you plan to refinance then Aldermore will insist on your using a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.
This question may be naive but I am new to the process as a first time buyer of a garden flat in Polegate. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Polegate?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
I have decided to exercise my right to buy my property in Polegate off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
Planning on purchasing a maisonette in Polegate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Polegate solicitor is on the RBS conveyancing panel.
We are a couple of weeks into a residential purchase having been referred to solicitors by the high street agent to carry out the conveyancing in Polegate. I am am starting to be frustrated with the level of service. Can you you assist me in finding new conveyancers?
A conveyancer would need to be very bad in order to consider replacing them. Has your mortgage been issued? In the event that it has you need to advise them of the replacement solicitor and have the offer are re-sent. The conveyancer should be on the mortgage company panel to avoid supplemental costs and frustration. That should be your starting point. Our find a solicitor tool should assist you in finding a lender approved conveyancer for your home move in Polegate
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Polegate so that I can attend their offices if required.
Most conveyancing panel lawyers for the bank undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Polegate. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.