Me and my fiance are planning to buy a 3 bedroom apartment in Emersons Green with a mortgage. We wish to retain our Emersons Green conveyancer, but the lender says she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel solicitors or keep our Emersons Green property lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; can we not require that the lender use our Emersons Green conveyancing practitioner ?
Unfortunately,no. 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 Emersons Green conveyancing solicitor to apply to be on the conveyancing panel.
We were just about to exchange contracts for a ground floor flat in Emersons Green. We have hit a stumbling block. Our loan offer with Leeds Building Society runs out on 5/11/2025 but the vendors are putting forward a completion date of 7/11/2025. Can one prolong the loan expiry date?
The best person to deal with your question is your conveyancer who is in a position to determine whether they should be discussing with the lender, owner’s representatives, estate agents or possibly all three given what has gone on in your conveyancing as of today.
Are the BSA intent on creating a searchable register to list law firms on the Melton Mowbray Building Society conveyancing panel for instance in Emersons Green?
We would not expect to be advised of any plans on the part of the BSA to develop such a search facility.
We are buying a flat in Emersons Green. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am buying a property in Emersons Green. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Barclays your lawyer must comply with the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Barclays where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties nationwide and is not restricted to Emersons Green.
My husband and I are in the process of viewing houses in Emersons Green and I am about to put in an offer. Should I already have a solicitor in place at this point? I am planning to take a home loan with Yorkshire BS.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are taking out a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
What will a local search tell me regarding the property my wife and I buying in Emersons Green?
Emersons Green conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company such as PSG The local search is essential in every Emersons Green conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.