My husband and I are purchasing a 3 bedroom flat in Thornton Cleveleys with a mortgage. We have a Thornton Cleveleys lawyer, however the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Thornton Cleveleys property lawyer as well as pay for one of their panel firms to act for them. This feels very unfair; can we not demand that the mortgage company use our Thornton Cleveleys 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 Thornton Cleveleys conveyancing lawyer to apply to be on the conveyancing panel.
We are purchasing a flat and require a conveyancing solicitor in Thornton Cleveleys who is on the TSB conveyancing 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 TSB . We don't recommend any particular firms conducting conveyancing in Thornton Cleveleys.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Aldermore Solicitor panel ahead of completing my conveyancing in Thornton Cleveleys?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
How does conveyancing in Thornton Cleveleys differ for new build properties?
Most buyers of new build property in Thornton Cleveleys contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Thornton Cleveleys tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Thornton Cleveleys or who has acted in the same development.
How much experience do your Thornton Cleveleys conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Thornton Cleveleys conveyancing lawyers help thousands of people move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Thornton Cleveleys conveyancers have worked on recent similar matters.