Just been in touch with my conveyancing lawyer in Wellesbourne who completed the legal work 18 months ago and wanted a conveyancing costs illustration based on an identical type of house sale & purchase (a leasehold property and a freehold property) of almost identical values with a loan from TSB. It looks as though am now being charged double. Am I right to be tempted to shop around for an alternative conveyancer?
The costs illustration is fractionally on the high side. Where you are happy to expend time contrasting prices you might reduce the fees marginally by say £125. On the other hand, if you were satisfied with the legal work the firm gave you maylive to regret opting for an an unknown lawyer. If is important to check the firm can also act for TSB. Do employ our search tool to find a Wellesbourne conveyancing firm on the TSB conveyancing panel, which can often include conveyancing solicitors in Wellesbourne.
The Wellesbourne conveyancing firm handling our Wellesbourne conveyancing has spotted an inconsistency between the assumptions in the home valuation report and what is in the conveyancing documents. My lawyer has advised that he must check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s stance correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements 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 husband and I decided to purchase a newly converted apartment in Wellesbourne with a residential mortgage from National Westminster Bank.We use our Wellesbourne conveyancing lawyer but National Westminster Bank informed us he's not on their "panel". We have to appoint a National Westminster Bank panel firm or retain our preferred solicitor and pay for a National Westminster Bank panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that National Westminster Bank use our lawyer?
No, not really. The home loan offered to you contains various provisions, one of which will be that solicitors needs to be on the National Westminster Bank conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank
This question may be naive but I am unseasoned as a first time buyer of a two bedroom flat in Wellesbourne. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Wellesbourne?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
I'm the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Wellesbourne. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in November. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most lenders would take a pragmatic view as this provision primarily exists to identify the purchase and immediately sell or the flipping of properties.
I am selling my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being pedantic. The Wellesbourne solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search tell me about the house we're buying in Wellesbourne?
Wellesbourne conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays a central role in many a Wellesbourne conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.