April Mortgages Conveyancing Panel : Questions and Answers from members of the public
I am selling my apartment and the EA has just e-mailed to advise that the buyers are changing their solicitor. The excuse is that April Mortgages will only work with solicitors on their approved list. On what basis would a major mortgage company only deal with certain law firms?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide , have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks blame a rise in fraud as the reason for the cull – criteria have been tightened and a smaller panel should be easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels, or have other concerns about them. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyer’s case. Your purchasers are unlikely to have any sway in the decision.
Our son-in-law is buying a newly built flat with a mortgage from April Mortgages. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the April Mortgages conveyancing panel as a standard part of the process, and to the surveyor when requested.
The Developer will be required to start the process by downloading the form and completing it.
The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the April Mortgages conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Whilst your website is a good idea there are many lawyers listed near Leeds on the April Mortgages conveyancing panel. Can you recommend a specific firm on the conveyancing panel for April Mortgages ?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the firms listed to gain comfort as to which one is right for you..
I was scheduled to move into my first house two days ago. My lawyer’s firm is on the April Mortgages solicitors panel but has moved offices in the past couple of months and had not advised April Mortgages of their new address. April Mortgages is now refusing to release my funds as the information from the solicitors isn't correct.
This is a rare situation indeed. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local April Mortgages branch or your mortgage broker to see if they can help.
My husband and I are spending time viewing flats and am about to put in an offer. Is it best to have a conveyancer on ‘stand by’? I will be getting a mortgage with April Mortgages
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on the the estate agent. As you are getting a mortgage with April Mortgages , ask your prospective lawyers check they are on the April Mortgages conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat. I have a mortgage offer with April Mortgages. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with April Mortgages you will need to appoint a solicitor on the April Mortgages conveyancing panel.
Completion of my remortgage has taken place with a loan from April Mortgages. Conveyancing was satisfactory but I would like to complain about April Mortgages. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the April Mortgages branches or the Customer Services Team at April Mortgages head office. In most cases complaints to April Mortgages are resolved very quickly. However if you are not satisfied that the matter is resolved you can write to the
Financial Ombudsman Service at South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.