My husband and I are buying a 1 bedroom apartment in Belvedere with a mortgage. We would like to retain our Belvedere solicitor, but the lender says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Belvedere lawyer and pay for one of their panel lawyers to represent them. We regard this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Belvedere conveyancing solicitor to apply to be on the conveyancing panel.
We have agreed to purchase a house in Belvedere. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
As your lender is Lloyds your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Belvedere.
Planning on purchasing a maisonette in Belvedere. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Belvedere conveyancing practitioner is on the Nottingham conveyancing panel.
HSBC have agreed my home loan in principle, my offer on a flat in Belvedere has been accepted, what are the next steps?
Your estate agent will need to know who your solicitors are (make sure the conveyancers are on the bank’s approved list). Contact HSBC or your financial adviser and finish off any relevant documentation. HSBC will sellect a valuer who will get in touch with the estate agent or vendor to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. HSBC will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Belvedere.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Belvedere I like with a park and railway links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Belvedere for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
What makes your site different to other web based conveyancing solicitors when it comes to conveyancing in Belvedere?
At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Belvedere. As opposed to estate agents and many comparison sites we do not have kick-back arrangements with solicitors. Some agents and online brokers 'recommend' the firm that pays the highest commission, as opposed to the best value conveyancing in Belvedere
I need to instruct a conveyancing solicitor in Belvedere for my sale. Can I see a firm’s complaints history with the profession’s regulator?
You may find presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.