We are buying a 1 bedroom apartment in Hotwells with a mortgage. We have a Hotwells conveyancer, however the bank advise she’s not on their "panel". It appears that we have no option but to appoint one of the bank panel firms or retain our Hotwells as well as pay for one of their panel firms to act for them. We consider that this is unjust; is there anything we can do?
No, not really. Your mortgage offer 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 Hotwells conveyancing lawyer to apply to be on the conveyancing panel.
We are looking to buy a flat and need a conveyancing solicitor in Hotwells who is on the conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Hotwells.
How do I find out if the solicitor handling my conveyancing in Hotwells is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for thus paying £187.00 plus VAT in further legal fees.
Please do take advantage of the search tool on this site. Please choose the mortgage company and type ‘Hotwells’ or your preferred area and you will be presented with numerous conveyancers based in Hotwells or by proximity to you.
I had a mortgage agreed in principle with . Hotwells conveyancing solicitors are selected. How long does it take for to send the offer to the ?
Some lenders take longer than others. Have done the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My partner and I are spending time looking at flats in Hotwells and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with .
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are taking out a mortgage with , ask your prospective lawyers if they are on the conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with . I assume I don't need a Hotwells on the panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where has sent the Land Registry the discharge electronically, and
- has instructed the Land Registry to do so
I purchased a terraced Georgian property in Hotwells. Conveyancing lawyer acted for me and . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hotwells and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.