We are buying a 3 bedroom apartment in Hinton St George with a mortgage. We like our Hinton St George solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel solicitors or continue with our Hinton St George conveyancing practitioner and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 Hinton St George conveyancing solicitor to apply to be on the conveyancing panel.
Why is leasehold purchase conveyancing in Hinton St George is more expensive?
Hinton St George leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable 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.
There are plenty of conveyancing solicitors in Hinton St George but how do I know who's good?
It would be unwise to be tempted by the lowest Hinton St George 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 know exactly what you’ll have to pay in ahead of time.
I am helping my step-mother sell her flat in Hinton St George. Does the conveyancer arrange an energy performance certificate or it is for me to coordinate?
Following the abolition of Home Packs, EPC’s was retained a mandatory component of selling a property. An energy performance certificate must be to hand prior to the property being advertised. This is not a task that conveyancers normally organise. If you are using a Hinton St George conveyancing practitioner they might be willing to arrange energy performance certificates due to their relationships with long established Hinton St George providers
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hinton St George solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hinton St George postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Hinton St George.
My brother has recommend that I use his conveyancing solicitors in Hinton St George. Do I take his recommendation?
There are no two ways about it the best way to select a conveyancing practitioner is to have guidance from friends or family who have used the solicitor you're considering.
My husband and I have just discovered that one of the directors of the firm handling the purchase conveyancing in Hinton St George is related to the seller. Is this permitted?
On the basis that no conflict arises this is allowable. Where you are obtaining mortgage finance then the bank may have a say as many banks have specific instructions on this. For example for Yorkshire Building Society as of 20/12/2024, the requirements read as follows :
* there is no conflict of interest and none arises during the transaction
* the firm is a partnership
* the conveyancer acting is not the borrower or a member of the borrower's immediate family