We are hoping to buy a 1 bedroom flat in Accrington with a mortgage. We have a Accrington conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Accrington as well as pay for one of their panel firms to represent 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. Another option that might be available is for your Accrington conveyancing lawyer to apply to be on the conveyancing panel.
I am due to complete buying a property in Accrington but as a result of damage from some water damage at the property I have managed to agree reparation from the seller in the sum of six thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of a side agreement but will not agree to this. Why were they notified?
The being on a conveyancing panel is obliged to advise of any amendments to the sale price. If you were to refuse your to disclose the reduction to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Accrington.
I had intended to instruct a conveyancing solicitor in Accrington for our house purchase. Our broker has since notified us that our mortgage lenders won't deal with them. Surely this is unfair competition?
A lender can insist on a panel conveyancer act for it. You would be liable to meet the cost of this. Try using our directory service to choose a solicitor to carry conveyancing in Accrington on the approved list of solicitors.
Me and my brother own a renovated Georgian property in Accrington. Conveyancing lawyer acted for me and . I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Accrington and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.
I have been recommended by two or three local estate agents in Accrington to locate a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to recommend your services over alternative conveyancing organisations?
We refuse to give any referral fee for sending work in our direction. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.