My fiance and I are hoping to buy a newly converted apartment in Valley with a homeloan from HSBC Bank.We have a Valley conveyancing lawyer but HSBC Bank says she’s not on their approved list of member firms. It seems we have little choice but to instruct a HSBC Bank panel firm or retain our preferred solicitor and fork out for a HSBC Bank panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the HSBC Bank approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for HSBC Bank
My aunt informed me that in purchasing a property in Valley there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Valley which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Valley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Planning on purchasing a house in Valley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Valley solicitor is on the Co-operative conveyancing panel.
I have finally had an offer on an apartment in Valley agreed to, the sellers do however have an associated purchase. The vendors have offered on on an apartment, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Valley. What do I do now? At what stage should I apply for the mortgage with Santander?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, Valley conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Santander conveyancing panel. Regarding the subsequent phase this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a buoyant market some buyers will apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
It has been three months following my purchase conveyancing in Valley completed. I have checked the Land Registry site which shows that I paid £175,000 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 asset 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.
Due to the input of my in-laws I had a survey completed on a house in Valley in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend not give a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Valley. Conveyancing will be smoother if you use a solicitor in Valley especially if they are familiar with such properties in Valley.
I am downsizing from my home. My previous lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Valley if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Valley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I am thinking of appointing a conveyancing practitioner in Valley for my house move. Can I check a solicitor's complaints history with the profession’s regulator?
Anyone can review published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded call for training reasons.