Me and my fiance are buying a 1 bedroom flat in Bishops Castle with a mortgage. We like our Bishops Castle lawyer, but the bank says he's not on their "panel". It appears that we have little choice but to appoint one of the mortgage company panel firms or keep our Bishops Castle lawyer and pay for one of their panel firms to represent them. We consider that this is inequitable; can we not demand that the lender use our Bishops Castle lawyer ?
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 lender’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 Bishops Castle conveyancing solicitor to apply to be on the conveyancing panel.
I am purchasing a house and need a conveyancing solicitor in Bishops Castle who is on the HSBC Bank conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for HSBC Bank in certain locations such as Bishops Castle. We dont recommend any particular firm.
This question may be naive but I am new to the house moving as FTB of a ground floor flat in Bishops Castle. Do I collect the keys to the property on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Bishops Castle?
On the day of completion you will not be required to attend the conveyancers office in Bishops Castle. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
We had chosen conveyancers with offices in Bishops Castle on the Coventry BS solicitor panel. They are now charging me a separate sum for handling the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. The fee is not set by Coventry BS but by your Bishops Castle property lawyer. Some firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.
I can not work out if my lender requires a lease extension. I have called into my local Bishops Castle building society branch on various occasions and was told they are content with the situation and they would lend. My Bishops Castle conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I simply don't know who is right.
Provided that the solicitor is on the bank approved list, she or he must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who dealt with the conveyancing in Bishops Castle 4 years ago are no longer around. What are my next steps?
You no longer need to hold title official documentation to prove you own the land or premises, given that the Land Registry have everything they need in a digital format.
My husband and I are new on the property ladder - had an offer accepted, yet the estate agent advised that the vendor will only proceed if we use their preferred solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Bishops Castle
It is highly unlikely the vendors are behind this. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Contact the sellers directly and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your preferred Bishops Castle conveyancing firm - not the ones that will provide the estate agent a kickback or hit his conveyancing thresholds set by corporate headquarters.