We are purchasing a 2 bedroom flat in Bulls Cross with a mortgage. We have a Bulls Cross lawyer, but the bank advise she’s not on their "panel". It appears that we have little option but to instruct one of the mortgage company panel solicitors or continue with our Bulls Cross lawyer and pay for one of their panel ones to act for them. We regard this is unjust; 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 Bulls Cross conveyancing solicitor to apply to be on the conveyancing panel.
I have given 2 months notice to my existing landlord and have to be out of my rented property in Bulls Cross by the end of next month. Conveyancing for my house purchase has just started. Can I complete in a couple of weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to provide notice for your letting unless exchange of contracts has taken place. If you have not already done so, speak to your conveyancer and urge them to they chase the owners side, try to get a realistic time scale from them that all parties will aim to achieve
I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather instruct a high street conveyancing solicitor in Bulls Cross?
Do check but the the likelihood is that appoint one of their panel conveyancers where you accept the "fee-free" deal. Call the bank and check if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Bulls Cross.
What is the difference between a licensed conveyancer and conveyancing solicitor in Bulls Cross
Two types of professional can conduct conveyancing in Bulls Cross namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that required to complete the disposal or acquisition of property. They are both required to execute Bulls Cross conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all requisite steps will be accurately attended to.
I have paid off my mortgage with Co-operative. I assume I don't need a Bulls Cross conveyancing practitioner on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Bulls Cross solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What type of property do your Bulls Cross conveyancing quotes relate to?
Our conveyancing quotes are only appropriate to standard residential property in England & Wales. Should you have any different needs for example industrial or agricultural property or commercial conveyancing in Bulls Cross do telephone us to address this further .