My wife and I are planning to purchase a 1 bedroom flat in Sheldon with a mortgage. We like our Sheldon conveyancer, but the bank advise he's not on their "panel". We have to appoint one of the bank panel firms or keep our Sheldon conveyancing practitioner and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. 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 Sheldon conveyancing solicitor to apply to be on the conveyancing panel.
We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would prefer to instruct a Sheldon based conveyancing firm?
You should check but the the probability is that appoint one of their panel solicitors should you take up the "fee-free" deal. Call the mortgage company to determine if they make available 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 near Sheldon.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a house in Sheldon?
Unless a previous purchase of the premises took place after 12 October 2013 you may expect solicitors delivering conveyancing in Sheldon to remain encouraging a chancel search and or insurance against a claim.
I purchased a terraced Edwardian property in Sheldon. Conveyancing practitioner represented me and Birmingham Midshires. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sheldon and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the purchase.
How simple is it to change firm as I have to find one who is on the The Royal Bank of Scotland conveyancing list. I instructed a family conveyancing solicitor in Sheldon five minutes from me but the firm is not approved by The Royal Bank of Scotland
It would be our pleasure to help you select a conveyancing solicitor in Sheldon on the The Royal Bank of Scotland panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Sheldon. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Sheldon.