We are purchasing a 2 bedroom flat in North Baddesley with a mortgage. We would like to retain our North Baddesley conveyancer, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our North Baddesley lawyer and pay for one of their panel lawyers to represent them. We regard this is unjust; 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 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 North Baddesley conveyancing lawyer to apply to be on the conveyancing panel.
Would the conveyancing solicitors listed on your site execute conveyancing in North Baddesley by way of an attended exchange?
There are a few conveyancing experts carrying out 24hr exchanges. You should call us to secure a conveyancing quote and details as to dates.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to instruct a North Baddesley based conveyancing firm?
Do check but the chances are that appoint one of their panel conveyancers if you want the "fee-free" offer. Speak to the lender and ask if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in North Baddesley.
What is your number one tip for choosing a conveyancing solicitor in North Baddesley
It would be unwise to be tempted by the lowest North Baddesley conveyancing fees. You really do get what you’re paying 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.
TSB have agreed my home loan in principle, my bid on a apartment in North Baddesley has been agreed to, what happens next?
Your property agent will wish to be informed of your conveyancing practitioner's details (ensure that the lawyers are on the bank’s panel). Telephone TSB or the broker and complete any appropriate documentation. TSB will appoint a valuer who will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. TSB will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in North Baddesley.
After what feels like an age I have had an offer on a maisonette in North Baddesley agreed to, the owners do however have a connected purchase. The vendors have placed an offer on somewhere, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a local conveyancing solicitor in North Baddesley. What should be my next step? When do I get the mortgage application with UBS going?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, North Baddesley conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the UBS approved list. Regarding the next phase this very much dictated by the specifics of your case, attraction to this property and on the state of the market. In a rising market many purchasers would apply for the mortgage with UBS and pay for the valuation and only if it comes back ok would they ask their property lawyer to move forward with searches.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. North Baddesley is where the house is located. What do you suggest?
Flying freeholds in North Baddesley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Baddesley you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Baddesley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.