Find a Polegate Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Polegate? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Polegate home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Polegate conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Polegate

My partner and I are planning to buy a home in Polegate and are in fact using a Polegate conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Scotland have this evening contacted us to inform me that there is now an issue as our Polegate solicitor is not on their conveyancing panel. Please explain?

Where you are buying a property requiring a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Polegate lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

We previously appointed solicitors located in Polegate on the TSB solicitor approved list. They are now charging me an additional amount for dealing with the TSB mortgage. Is this an additional conveyancing fee set by TSB?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. The fee is not set by TSB but by your Polegate solicitor. Some firms on the TSB panel will levy ’dealing with mortgage’ fee and others do not.

I currently have a mortgage with Principality for my property in Polegate. Conveyancing was finalised a year ago. If I am intending 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 Principality?

Principality must be informed of your intention in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies 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 Principality directly. You need not do this via a Principality conveyancing panel lawyer.

The formalities of my purchase has taken place for my property in Polegate. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

We are four weeks into a residential purchase having been recommend to conveyancers by the local agent to handle our conveyancing in Polegate. I am am extremely frustrated with the quality of service. Could you help me find new conveyancers?

A solicitor would need to be very bad to suggest diss instructing them. Has your loan offer been issued? In the event that it has you must make them aware of the new conveyancer and have the loan are re-issued. Your solicitor ideally should be on the mortgage company panel to avoid escalating costs and delays. So that should be your first question of the new solicitors. The search tool should help you find a bank approved conveyancer for your conveyancing in Polegate

I have recently realised that I have 68 years remaining on my flat in Polegate. I need to get lease extension but my landlord is missing. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you have made all reasonable attempts to find the freeholder. In some cases a specialist would be helpful to conduct investigations and to produce a report to be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Polegate.

I acquired a basement flat in Polegate, conveyancing having been completed 6 years ago. How much will my lease extension cost? Comparable properties in Polegate with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2072

With only 50 years unexpired the likely cost is going to be between £31,400 and £36,200 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

My estate agent has recommended their lawyer for my conveyancing in Polegate - Is it not simpler easier to just instruct them?

This is not necessarily the case and you are free to instruct whichever solicitor of your choosing for your Polegate home move. A conveyancing practitioner put forward by an estate agent may not always be the best lawyer, they may put forward their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.

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