Me and my partner are purchasing a 2 bedroom flat in Bradmore with a mortgage. We like our Bradmore lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Bradmore as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to demand that the lender use our Bradmore ?
No, not really. 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 Bradmore conveyancing solicitor to apply to be on the conveyancing panel.
When it comes to lenders such as , do Bradmore face an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bradmore building society branch on various occasions and was informed it wasn't a problem and they will lend. My Bradmore 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.
The must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your 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.
Having 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 local Bradmore solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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. Your 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 your Bradmore postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Bradmore.
I have recentlyfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Bradmore for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bradmore conveyancing specialists.
Due to the input of my in-laws I had a survey completed on a property in Bradmore prior to appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not give a mortgage on such a premises.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bradmore. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bradmore to see if the conveyancing will be more expensive.
I am thinking of appointing a conveyancing lawyer in Bradmore for my home move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Members of the public can read documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.