We are hoping to acquire a 1 bedroom apartment in Silsworth with a mortgage. We have a Silsworth conveyancer, but the mortgage company says he's not on their "panel". We have to appoint one of the bank panel solicitors or retain our Silsworth property lawyer as well as pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?
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 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. Another option that might be available is for your Silsworth conveyancing lawyer to apply to be on the conveyancing panel.
I have given 2 months notice to my existing landlord and must leave my let out property in Silsworth by the end of next month. Conveyancing for my house purchase is underway. How realistic is it to complete in a couple of weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not serve notice for your letting until you have exchanged. If you have not previously done so, notify to your solicitor and request that they apply pressure on the sellers solicitors, try to an agreed time frame that all parties will aim towards
We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather appoint a Silsworth based conveyancing firm?
Do check but the the likelihood is that appoint one of their panel lawyers where you accept the "fee-free" deal. Contact the mortgage company and determine if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Silsworth.
This question may be naive but I am unseasoned as a first time buyer of a ground floor flat in Silsworth. Do I pick up the keys to the premises on completion from my lawyer? If so, I will instruct a local conveyancing solicitor in Silsworth?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and once they have received this, you should be called to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
We are aiming to move home in April. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Silsworth. Conveyancing firm was found before I stumbled across your website.
On the day of completion you will need to pick up the house keys from your estate agent however this can only occur once the sellers conveyancers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you can advise the removal company that they can start moving you in. We do not recommend a particular removal organisation but can assist you in choosing a residential property solicitor in Silsworth or a lawyer that specialises in conveyancing in Silsworth.
We have agreed to purchase a house in Silsworth. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Lloyds your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Silsworth.
I have been recommended by numerous selling agents in Silsworth to find a conveyancer on your site. What’s the financial inducement for Estate Agents to promote your lawyers over and above a competitor’s?
We don’t offer any commission for directing people our way. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.