Me and my partner are buying a 3 bedroom apartment in Whimple with a mortgage. We like our Whimple conveyancer, however the bank says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Whimple solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. 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. A further alternative is for your Whimple conveyancing solicitor to apply to be on the conveyancing panel.
My husband and I are buying a brand new apartment in Whimple and my lawyer is advising me that she is duty bound to the bank to reveal incentives from the developer. The Estate Agents are hassling me to exchange contracts and I don't want to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My stepmother advised me that in buying a property in Whimple there could be a number of restrictions preventing external changes to the property. Is this right?
We are aware of anumerous of properties in Whimple which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Whimple should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Santander, do Whimple property lawyers incur an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
After months of negotiation I have agreed a price on a house in Whimple. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £150. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My step-father has recommend that I instruct his conveyancing solicitors in Whimple. Should I find my own solicitor?
Much as we are happy to recommend a Whimple conveyancing lawyer it’s preferable to choose a conveyancing solicitor is to have referrals from friends or family who have actually experience in using the conveyancer that you are contemplating using.
My sister purchased her house in Whimple eight years ago. She has since got married, divorced and is now married again. She wishes to sell the house next moths. I believe she will simply be requested to provide a copy of the marriage papers to the solicitor but she is worried it will hold up the sale of the property. Should she instruct a lawyer to update the Land Registry details for the house?
The is no need to update the register providing you have the evidence required to demonstrate how the change of name resulted.
Any buyer’s solicitor will examine the title details and require evidence to prove the name change for instance marriage documentation.