Can you vouch for a Godiva Mortgages Ltd sanctioned Horncastle conveyancing lawyer that can complete within 28 days? Am I best advised to unstruct a local Horncastle firm or a national conveyancer?

We would be happy to suggest some excellent Horncastle conveyancing firms. Another option is to visit the main road in Horncastle. Visit some well established law practices and ask to see a conveyancing solicitor for a quote. Mention your expectations together with the reasons and get an assurance on your deadline. Select the one that you trust.

Should lawyers request an advanced payment for conveyancing in Horncastle?

If you are buying a property in Horncastle your lawyer will ask you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the purchase price then this should be asked for shortly before exchange of contracts. The closing balance that is needed should be sent to your lawyer a few days prior to the completion date.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather use a Horncastle based conveyancing firm?

Do check but the chances are that appoint one of their panel conveyancers where you want the "fee-free" deal. Contact the lender and check if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Horncastle.

Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a garden flat in Horncastle. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Horncastle?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to pick up the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

We have agreed to purchase a house in Horncastle. One unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is UBS your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not limited to Horncastle.

We expect to receive a OIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Horncastle solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Horncastle solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

My wife and I have recently appointed a conveyancing solicitor in Horncastle. I need to find out if they are on the bank's conveyancing panel. Can you assist?

You should contact the solicitor to enquire if they are on the bank's approved list. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the conveyancing panel we can certainly arrange a quality conveyancing solicitor in Horncastle on the panel for your mortgage company.