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I need to swap lawyers as my lawyer is not on the Mortgage Agency Services panel of conveyancing solicitors. Is it advisable to appoint a new law firm?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
Our god-son is in the process of securing a newly built flat with a home loan from Mortgage Agency Services. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Mortgage Agency Services conveyancing panel as a standard part of the process, and to the surveyor when asked.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Mortgage Agency Services conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Whilst your website is a good idea there are many lawyers listed near Manchester on the Mortgage Agency Services conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the Mortgage Agency Services approved panel?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
I am trying to get my ex-wife taken off the mortgage deeds. Can Mortgage Agency Services really tell me which solicitor I can or can not retain?
You can use any solicitor you like but Mortgage Agency Services then has the right to appoint a different solicitor to act for them at your expense. It might be more cost effective and quicker to instruct a lawyer who is on the Mortgage Agency Services solicitors panel
My wife and I have arranged a further advance on our mortgage from Mortgage Agency Services as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the Mortgage Agency Services conveyancing panel to deal with the legals?
Mortgage Agency Services would not normally instruct firms on their conveyancing panel to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Mortgage Agency Services list
I have decided to exercise my right to buy my property off the council. I have a mortgage agreed with Mortgage Agency Services. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Mortgage Agency Services you will need to appoint a solicitor on the Mortgage Agency Services conveyancing panel.
After shopping around on the internet I have found a solicitor having made sure that they are on the Mortgage Agency Services conveyancing panel. Does my lawyer arrange the survey of the property?
I've read lots of mortgage guides,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Mortgage Agency Services conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Mortgage Agency Services will need an independent valuation of the property. Your lawyer will not arrange this. Usually Mortgage Agency Services will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Mortgage Agency Services you could contact your them to see if they have a list of approved surveyors.