Me and my partner are planning to acquire a 1 bedroom apartment in Waterbeach with a mortgage. We like our Waterbeach lawyer, however the mortgage company says she’s not on their "panel". It seems we have no choice but to instruct one of the bank panel conveyancing practices or retain our Waterbeach conveyancing practitioner and pay for one of their panel ones to represent them. This feels very unfair; can we not require that the mortgage company use our Waterbeach 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 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 Waterbeach conveyancing solicitor to apply to be on the conveyancing panel.
IfI were to acquire a straightforward propertyin Waterbeach for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Waterbeach?
The only saving you would achieve is the Waterbeach conveyancing searches. Your property lawyer is obliged to do the vast majority of work - money laundering, communicating with the sellers property lawyer, SDLT submission, register the title etc. You might save a bit for them not having to register a mortgage however it won't be a lot.
Are the Waterbeach conveyancing solicitors identified as being on the UBS conveyancing panel, together with their details provided by UBS?
Waterbeach conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
My bank has recommended a law firm on their panel based in Waterbeach but I would rather use a conveyancing lawyer in Waterbeach local to me. Are you able to assist?
Not all Waterbeach conveyancing firms are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to choose a Waterbeach conveyancing solicitor on the on the mortgage company panel.
I can see plenty of here regarding conveyancing in Waterbeach but what is your top tip for selecting the right conveyancer in Waterbeach
It would be unwise to be tempted by the lowest Waterbeach conveyancing quote. 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.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Waterbeach?
There are many recorded licenced Conveyancers in Waterbeach and Solicitor practices in Waterbeach who can assist with your conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
My wife and I have arranged the release of further monies on our home loan from Aldermore as we wish to conduct a loft conversion to our home in Waterbeach. Do we need to appoint a bricks and mortar Waterbeach solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore would not normally instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.