We are purchasing a 1 bedroom flat in Holmfirth with a mortgage. We would like to retain our Holmfirth solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Holmfirth lawyer and pay for one of their panel firms to act for them. We consider that this is unjust; can we not demand that the lender use our Holmfirth solicitor ?
No, not really. 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 Holmfirth conveyancing lawyer to apply to be on the conveyancing panel.
My Holmfirth conveyancer has spotted a discrepancy between the information in the valuation survey and what is in the title deeds. My lawyer says that he is obliged to check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
At what point will exchange of contracts occur in residential conveyancing in Holmfirth and am I required to attend the solicitors office?
If you are round the corner to one of the conveyancing solicitors in Holmfirth you are welcome to attend to sign documents. That being said, the law practices we recommend provide a nationwide conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the point of no return. A signed contract simply enables the conveyancer to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Holmfirth)to be in the office at the appropriate time.
I acquired my house on 8 February and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Holmfirth said it will be formalised in less than a month. Are properties in Holmfirth uniquely lengthy to register?
As far as conveyancing in Holmfirth registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. At present roughly 80% of submission are fully dealt with within 12 days but some can be subject to protracted delays. Historically registration is effected after the buyer has moved in to the property therefore an expedited registration is not usually top priority but where there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
Am I right to be concerned by estate agents that I am dealing with are recommending a factory type conveyancing firm rather than a local Holmfirth conveyancing company?
As is the case with lots of service providers, often recommendations from family and friends can be extremely useful or valuable. But there are numerous parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks might all recommend conveyancers to instruct. On occasion these conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You have the discretion to appoint your preferred conveyancer. However, bear in mind that some lenders have an approved list of conveyancers you have to use for the mortgage related work in your conveyancing.