We are buying a 1 bedroom apartment in Ravenglass with a mortgage. We have a Ravenglass solicitor, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel solicitors or keep our Ravenglass conveyancing practitioner as well as pay for one of their panel firms to act for them. We consider that this is inequitable; can we not require that the lender use our Ravenglass solicitor ?
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 bank’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 Ravenglass conveyancing solicitor to apply to be on the conveyancing panel.
My brother and I have lately acquired a property in Ravenglass. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Ravenglass?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Ravenglass. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a document known as a Seller’s Property Information Form. answers ends up being misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ravenglass.
We are planning to acquire a property and need a conveyancing solicitor in Ravenglass who is on the Skipton solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Ravenglass.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather use a specialised conveyancing solicitor in Ravenglass?
Do check but the chances are that give you one of their panel lawyers if you accept the "fee-free" incentive. Contact the bank to ask if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Ravenglass.
I am helping my sister sell her house in Ravenglass. Will the conveyancing solicitor commission the energy performance certificate or it is for the owner to see to?
After the demise of Home Information Packs, energy performance certificates was maintained a compulsory part of selling a property. An energy assessment needs to be commissioned prior to the property being marketed. It is not as aspect of the sale process that conveyancers normally arrange. Where you are using a Ravenglass conveyancing practitioner they may be able to arrange energy assessments given their relationships with reputable Ravenglass energy assessors
I am buying a property in Ravenglass. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
Given that your lender is Nationwide your lawyer must comply with the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease fails to comply with these specifications. The requirements relate to the installation of panels on properties nationwide and is not limited to Ravenglass.
Our offer on a property in Ravenglass has been accepted, but there is a chain. The sellers have offered on a property, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Ravenglass. What should be my next step? At what point should I apply for the mortgage with Santander?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then survey, Ravenglass conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the Santander approved list. Regarding the subsequent steps this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a rising market some home buyers would apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they pay their conveyancer to move forward with the conveyancing in Ravenglass.