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Find a Wednesfield Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Wednesfield? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Wednesfield conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Wednesfield conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Wednesfield

Am I correct in assuming that the fact that my conveyancer in Wednesfield is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Wednesfield conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

The Wednesfield conveyancing firm handling our Wednesfield conveyancing has uncovered a discrepancy when comparing the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer informs me that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s approach right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

My partner has urged me to appoint his conveyancing solicitors in Wednesfield. Should I find my own solicitor?

Much as we are happy to recommend a Wednesfield conveyancing lawyer it’s preferable to find a conveyancing practitioner is to get recommendations from friends or relatives who have actually previously instructed the firm that you are are thinking of instructing.

What advice can you give us when it comes to choosing a Wednesfield conveyancing firm to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Wednesfield conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Wednesfield conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

    Can they put you in touch with clients in Wednesfield who can give a testimonial?

I purchased a 2 bed flat in Wednesfield, conveyancing formalities finalised February 2000. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Wednesfield with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2086

With 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

A licensed conveyancer dealt with my conveyancing in Wednesfield half a dozen years ago and was holding my title documents but has now closed – how do I retreive these?

Title deeds, as such, are no longer appropriate for the majority of properties in Wednesfield are recorded electronically at Land Registry. Should you need to prove ownership or are selling or re-mortgaging your property lawyer can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.

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