We are purchasing a 1 bedroom flat in Sandbanks with a mortgage. We like our Sandbanks conveyancer, but the lender says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Sandbanks lawyer and pay for one of their panel ones to represent them. This feels very unfair; 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. A further alternative is for your Sandbanks conveyancing solicitor to apply to be on the conveyancing panel.
Why is leasehold purchase conveyancing in Sandbanks is more expensive?
Sandbanks leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My property lawyer in Sandbanks has never been on on the Nationwide Building Society Solicitor Panel. Can I still retain my family solicitor even though they are not on the Nationwide Building Society panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Sandbanks lawyers but Nationwide Building Society will need to retain a lawyer on their panel. This will inevitably rack up the total legal fees as well as cause delays.
- Choose an alternative solicitor to to deal with the conveyancing, obviously checking they are Persuade your solicitor to do everything within their powers to join the Nationwide Building Society conveyancing panel
We are aiming to move property in November. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Sandbanks. Conveyancing solicitor was found prior to coming across your page.
On the day of completion you will need to pick up the house keys from your estate agent however this can only happen when the vendors conveyancers inform the agent that the monies to complete are in and the keys can be handed over. You will need to advise the removal men that you are ready to move in. We are not in a position to suggest a particular removal organisation but can help you choose a conveyancing in Sandbanks or a solicitor with expertise in conveyancing in Sandbanks.
is it true that all Sandbanks solicitor practices on the Virgin Money conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be regulated by the SRA. The majority of banks do list licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
After shopping around on the internet I have found a Sandbanks lawyer having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sandbanks surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am four weeks into a residential purchase having been recommend to a firm by the selling agent to perform conveyancing in Sandbanks. I am not happy. Could you help me find new lawyers?
They would need to be really bad in order to consider diss instructing them. Has your mortgage offer been generated? In the event that it has you must advise them of the replacement conveyancer and ensure the mortgage documents are re-issued. Your new solicitor ideally needs to be on the banks approved list to avoid added costs and delays. So that should be your starting point. The search tool should help you find a bank approved conveyancer for your conveyancing in Sandbanks