My husband and I are buying a 2 bedroom flat in Mexborough with a mortgage. We like our Mexborough lawyer, however the bank advise he's not on their "panel". It seems we have no choice but to instruct one of the mortgage company panel firms or continue with our Mexborough conveyancing practitioner as well as pay for one of their panel firms to represent them. We consider that this is inequitable; is there anything we can do?
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. Another option that might be available is for your Mexborough conveyancing lawyer to apply to be on the conveyancing panel.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to instruct a specialised conveyancing solicitor in Mexborough?
Do check but the the probability is that appoint one of their panel conveyancers should you take up the "fee-free" offer. Call the mortgage company and determine if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Mexborough.
Is it the case that all Mexborough conveyancing solicitors on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being problematic. The Mexborough solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
I have finally had an offer on a maisonette in Mexborough accepted, but there is a chain. The vendors have offered on somewhere, however it’s not been accepted yet, and are looking at other apartments booked. I have chosen a nearby conveyancing solicitor in Mexborough. What should be my next step? When should I get the mortgage application with Barclays started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then survey, Mexborough conveyancing search fees, etc). First, you must check that your conveyancer is on the Barclays approved list. Regarding the next steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a rising market many purchasers will apply for the mortgage with Barclays and arrange for the valuation and only if it comes back ok would they pay their property lawyer to move forward with searches.
4 months have gone by following my purchase conveyancing in Mexborough took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I go with a Mexborough conveyancing practitioner based in the vicinity that I am buying? We have a good friend who can deal with the legal formalities however they are based 300kilometers drive away.
The benefit of a high street Mexborough conveyancing firm is that you can drop in to sign documents, present your ID and apply pressure on them where appropriate. They will also have local insight which is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were impressed that should outweigh using an unknown Mexborough conveyancing solicitor just because they are based in the area.