Me and my partner are buying a 3 bedroom apartment in West Green with a mortgage. We like our West Green lawyer, but the mortgage company says he's not on their "panel". It seems we have no option but to use one of the mortgage company panel solicitors or retain our West Green solicitor as well as pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?
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 West Green conveyancing lawyer to apply to be on the conveyancing panel.
I am buying a right to buy a flat in West Green. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in West Green you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in West Green.
What is your number one tip for finding a conveyancing solicitor in West Green
Do not opt for the cheapest West Green conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My bid for a property was accepted at auction in West Green. Conveyancing is needed. What is next?
Having exchanged you now have to retain a conveyancing solicitor as a matter of priority as you will have a tight deadline in which to complete the conveyancing. All auction property will ordinarily have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete the transaction on the set completion date.
After what seems like an age I have had an offer on an apartment in West Green accepted, but there is a chain. The owners have put an offer on a flat, however it’s not yet tied up, and are looking at other properties in the pipeline. I have chosen a local conveyancing solicitor in West Green. What should be my next step? When do I get the mortgage application with Barclays started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, West Green conveyancing search charges, etc). The first course of action is to ensure that your solicitor is on the Barclays conveyancing panel. As to the next stages this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. In a hot market many purchasers would apply for a home loan with Barclays and arrange for the valuation and only if it comes back ok would they pay their lawyer to proceed with searches.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a property in West Green? or Apparently there is a law dating back centuries that means some house owners living in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in West Green?
Unless a previous purchase of the property completed after 12 October 2013 you could assume that conveyancing practitioners handling conveyancing in West Green to remain recommending a chancel search and or insurance against a claim.
I used Stirling Law a few years ago for my conveyancing in West Green. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Green of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.