My fiance and I are planning to purchase a flat in Pinner Green and are in fact using a Pinner Green conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. have this afternoon contacted us to inform me that they have now hit a problem as our Pinner Green solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property requiring a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Pinner Green lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
My Solicitor in Pinner Green is not listed on the Conveyancing Panel. Can I still use my family solicitor even though they are excluded from the panel?
The limited options available to you here include:
- Complete the purchase with your preferred Pinner Green solicitors but will need to instruct a solicitor on their panel. This will result in additional total legal charges and cause delays.
- Find an alternative lawyer to to deal with the purchase, not forgetting to check they are on the panel
There are a variety of conveyancing solicitors in Pinner Green but how do I know who's good?
Do not opt for the lowest Pinner Green conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We previously chose conveyancers with offices in Pinner Green on the solicitor panel. They have just billed me a further amount for the legal aspects of the mortgage. Is this an additional conveyancing fee set by ?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your is entitled to charge a fee for this. The fee is not dictated by but by your Pinner Green . Some firms on the panel will levy an ‘acting for lender’ fee but many firms include it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being pedantic. The Pinner Green solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?
It is probably the case that have referred the matter to their valuer. The reason why 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.
Due to the advice of my in-laws I had a survey completed on a house in Pinner Green prior to appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies will not give a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you call us we can check with 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 Pinner Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pinner Green to see if the conveyancing will be more expensive.
My father has encouraged me to instruct his conveyancing solicitors in Pinner Green. Do I take his recommendation?
No doubt it’s preferable to select a conveyancing solicitor is to have guidance from friends or family who have experience in using the solicitor you're are thinking of instructing.