We intend to purchase a 2 bedroom apartment in Moreton with a residential mortgage from Platform Home Loans Ltd.We use our Moreton conveyancing lawyer but Platform Home Loans Ltd informed us he's not listed on their "panel". we are left little option but to use a Platform Home Loans Ltd panel solicitor or keep our local solicitor and fork out for a Platform Home Loans Ltd panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you contains terms and conditions, a common one being that solicitors must be on the Platform Home Loans Ltd conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
What is your number one tip for finding a conveyancing solicitor in Moreton
We would encourage you not to base your choice on the cheapest Moreton conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.
I am being advised by my conveyancer that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Moreton?
The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
How can we tell if a Moreton conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Moreton obtaining recommendations is a sensible starting point. 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 transaction.
We are close to exchanging contracts on the sale of our house in Moreton and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Moreton. Having lived in Moreton for 5 years we know of no issue. Do we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
It has been 2 months since my purchase conveyancing in Moreton took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Moreton differ for new build properties?
Most buyers of new build premises in Moreton contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because developers in Moreton tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Moreton or who has acted in the same development.