I am obtaining a mortgage offer from Nat West. I intend to enlist the help of a Licensed Conveyancer in Shadwell. Does the Nat West Conveyancing panel include Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
What is the difference between a licensed conveyancer and conveyancing solicitor in Shadwell
There are many recorded licenced Conveyancers in Shadwell and Solicitor firms in Shadwell offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Are all Shadwell Conveyancing Quality Solicitors on the TSB conveyancing list of approved practices?
It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We previously instructed solicitors based in Shadwell on the Leeds Building Society solicitor panel. They are now charging me a further charge for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. This fee is not dictated by Leeds Building Society but by your Shadwell lawyer. Plenty of firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.
My partner and I are selling our house in Shadwell and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Shadwell lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Shadwell. Having lived in Shadwell for many years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in Shadwell differ for new build properties?
Most buyers of new build property in Shadwell come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Shadwell usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shadwell or who has acted in the same development.
My in 2006. He has been wed, widowed and in recent months got married again. He will be marketing the property in a couple of months. I think he will just be need to supply copies of the marriage certificates to the conveyancer however he is worried it could hold up the home sale. Is it worth updating the land title documents for the property?
You are not required to bring up to date the title for the property as long as you have the proof needed to show how the change of name has come about.
The purchaser’s conveyancing practitioner will examine the registered details and requisition evidence to establish the change of name for example marriage documentation.