My partner and I are planning to buy a house in Wallingford and have appointed a Wallingford conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Clydesdale have this afternoon contacted us to inform me that they have now hit a problem as our Wallingford conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Wallingford lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
At what point does exchange of contracts happen for sale conveyancing in Wallingford and do I need to be at the lawyers branch?
If you are near to one of the conveyancing solicitors in Wallingford you are welcome to attend to sign documents. However, the firms we work with offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you electronically. The signing of the contract is not the important part. Signing on the dotted line simply enables the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wallingford)to be in the office at the appropriate time.
We previously instructed conveyancers based in Wallingford on the Nottingham solicitor approved list. They have just invoiced me a separate charge for handling the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. This fee is not dictated by Nottingham but by your Wallingford property lawyer. Numerous firms on the Nottingham panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.
Completion of my purchase has taken place for my property in Wallingford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wallingford solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Wallingford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to my property can not be found. The conveyancers who dealt with the conveyancing in Wallingford 5 years ago are no longer around. What are my options?
These day there are duplicates made of almost everything, and your conveyancer should be aware precisely where to look for all the relevant documentation so you can buy or dispose of your property without a hitch. Where duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against future claims on your property.
We're first time buyers - had an offer accepted, yet the agent advised that the vendor will only move forward if we instruct the agent's preferred solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Wallingford
We suspect that the owner is not behind this request. Should the vendor require ‘a quick sale', alienating a genuine purchaser is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your own,trusted Wallingford conveyancing firm - not the ones that will give their estate agent a kickback or hit his conveyancing targets set by head office.