Is the fact that my solicitor in Woolton is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Woolton conveyancing firm and enquire why they are no longer on the approved list for your lender.
I have just over seventy years left on my lease and need a lease extension for my flat in Woolton. Conveyancing solicitors on the Platform panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 30/4/2024 the requirements read as follows :
I happen to be the single recipient of my late father’s estate and I have everything in my name alone, including the my former home in Woolton. The Woolton property was put into my name in March. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in March. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Most lenders would take a pragmatic view as this provision is principally there to capture the purchase and immediately sell or the quick reselling of property.
We have a mortgage agreed in principle with Nationwide. Woolton conveyancing practitioners are selected. How long does it take for Nationwide to forward the offer to the conveyancer?
Some lenders take longer than others. Have Nationwide completed the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Skipton have agreed my home loan in principle, my offer on a apartment in Woolton has been agreed to, what are the next steps?
The estate agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Call up Skipton or your financial adviser and finish off any relevant forms. Skipton will instruct a valuer who will get in contact with the selling agent or vendor to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Skipton will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Woolton.
Due to the input of my in-laws I had a survey completed on a house in Woolton before retaining lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may refuse to give a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Woolton. Conveyancing will be smoother if you use a solicitor in Woolton especially if they are accustomed to such properties in Woolton.
My husband and I are 17 days into a freehold purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Woolton. We are not happy. Could you help me find new lawyers?
A solicitor would need to be really bad to suggest changing them. Has your mortgage been issued? If so you will need to make them aware of the new lawyer and have the mortgage documents are re-sent. Your new conveyancer should be on the mortgage company panel to avoid added costs and complications. That should be your starting point. Our find a solicitor tool can assist you in finding a bank approved solicitor for your home move in Woolton