Me and my fiance are buying a 2 bedroom flat in Beddau with a mortgage. We have a Beddau conveyancer, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Beddau 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. 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 Beddau conveyancing solicitor to apply to be on the conveyancing panel.
I have given 2 months notice to my current landlord and must be out of my rented property in Beddau by the end of next month. Conveyancing on my purchase has just started. Can I complete in 4 weeks as don't want to have to move into temporary accommodation?
Generally one should not provide notice on a rental unless exchange of contracts has taken place. If you have not already done so, notify to your solicitor and request that they chase the owners solicitors, try to get a realistic time scale from them that everyone will work towards
We're in Beddau, First time buyers buying with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My wife and I are purchasing a flat in Beddau. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to deposit funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are getting a further advance on our mortgage from Leeds Building Society as we wish to carry out a loft conversion to our home in Beddau. Do we need to appoint a bricks and mortar Beddau solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?
Leeds Building Society do not ordinarily appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
Planning on purchasing a maisonette in Beddau. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Beddau lawyer is on the Coventry BS conveyancing panel.
A relative recommended that where I am buying in Beddau I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Beddau conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Beddau around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Beddau Education with plans and statistics, Local Amenities and other useful information regarding Beddau.