My wife and I are planning to purchase a 2 bedroom flat in Hale End with a mortgage. We have a Hale End conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Hale End conveyancer as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; can we not demand that the mortgage company use our Hale End property lawyer ?
Unfortunately,no. The mortgage offered to you 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 Hale End conveyancing solicitor to apply to be on the conveyancing panel.
How can we know in advance if a Hale End conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Hale End seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your conveyancing.
My wife and I have organised the release of further funds on our mortgage from Virgin Money as we wish to carry out improvements to our property in Hale End. Do we need to select a local Hale End solicitor on the Virgin Money conveyancing panel to deal with the paperwork?
Virgin Money do not ordinarily require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
We have agreed to purchase a house in Hale End. An unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Hale End.
We are buying a house and the solicitor has mentioned Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Hale End
Unless a prior purchase of the house took place after 12 October 2013 you can assume that solicitors delivering conveyancing in Hale End to remain recommending a chancel search and or chancel repair liability policy.
I am looking for a flat up to £235,500 and identified one close by in Hale End I like with amenity areas and transport links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Hale End for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will be problematic. 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 at least 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
We're FTB’s - agreed a price, yet the agent informed us that the seller will only go ahead if we use the agent's preferred conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Hale End
We suspect that the seller is not behind this demand. If they desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the owners direct and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Hale End conveyancing solicitors - rather thanthe ones that will earn the negotiator at the agency a kickback or achieve conveyancing targets demanded by corporate headquarters.