Me and my fiance are buying a 1 bedroom apartment in Thornton with a mortgage. We wish to retain our Thornton solicitor, but the bank says she’s not on their "panel". It seems we have little option but to instruct one of the bank panel firms or retain our Thornton property lawyer as well as pay for one of their panel firms to act for them. We regard this is inequitable; can we not insist that the bank use our Thornton conveyancer ?
Unfortunately,no. The mortgage offered to you 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 Thornton conveyancing solicitor to apply to be on the conveyancing panel.
My Thornton lawyer has identified a difference when comparing the information in the valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s approach appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions 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.
Having invested time reading consumer advice sites for an online lawyer in Thornton, many comment that I must use a CQS kitemarked solicitor. Can you explain what CQS is?
Thornton Conveyancing Quality Scheme solicitors have been granted certification by the law Society CQS was established to establish evidence of quality standards in the home moving process. CQS enables consumers to recognise practices that provide a quality residential conveyancing. Thornton is one of the many areas in England and Wales in which accredited firms are located. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
I used Wolstenholmes several years ago for my conveyancing in Thornton. Now, I need the documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thornton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the encouragement of my in-laws I had a survey completed on a house in Thornton ahead of instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies will not issue a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Thornton. Conveyancing may be slightly more expensive based on your lender's requirements.