My husband and I are hoping to acquire a 2 bedroom apartment in Sanderstead with a mortgage. We wish to retain our Sanderstead lawyer, however the mortgage company says she’s not on their "panel". It appears that we have no option but to select one of the bank panel conveyancing practices or continue with our Sanderstead lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; are we not able to require that the mortgage company use our Sanderstead solicitor ?
Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Sanderstead conveyancing lawyer to apply to be on the conveyancing panel.
We note that you have a post code search directory identifying solicitors on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Sanderstead?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Sanderstead.
I'm buying a new build house in Sanderstead with the aid of help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my conveyancer about the deal as it may put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How does the Landlord & Tenant Act 1954 affect my business property in Sanderstead and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial lessees, granting the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Sanderstead is one of the hundreds of areas of the UK in which our lawyers are based
I am 18 days into a freehold purchase having been directed to a firm by the high street agent to do our conveyancing in Sanderstead. I am not happy. Could you you assist me in finding new solicitors?
They would need to be very poor to suggest replacing them. Has your mortgage offer been issued? If so you must advise them of the new contact details and have the loan are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid added fees and delays. That should be your first question of the new lawyers. The find a solicitor tool can help you find a bank approved conveyancer for your conveyancing in Sanderstead