We are intending to acquire a 3 bedroom apartment in Welling with a mortgage. We like our Welling solicitor, however the mortgage company advise he's not on their "panel". It appears that we have no option but to instruct one of the bank panel conveyancing practices or keep our Welling property lawyer and pay for one of their panel ones to act for them. This feels very unfair; are we not able to require that the bank use our Welling lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, 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 Welling conveyancing lawyer to apply to be on the conveyancing panel.
I have just over seventy years unexpired on my lease and require a lease extension for my apartment in Welling. 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 12/12/2018 the requirements read as follows :
I am assisting my aunt sell her house in Welling. Does the conveyancer commission an energy assessment or should I organise this?
After the abolition of HIPs, EPC’s became a compulsory element of selling a property. An energy performance certificate should be commissioned prior to the property being advertised. It is not a task that lawyers normally arrange. If you are instructing a Welling conveyancing solicitor they might help arrange energy assessments given their relationships with reputable Welling assessors
How can we tell if a Welling conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Welling obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your transaction.
The formalities of my remortgage has taken place for my property in Welling. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
How does conveyancing in Welling differ for new build properties?
Most buyers of new build or newly converted property in Welling come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Welling typically purchase the real estate, 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 property lawyers 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 Welling or who has acted in the same development.
How easy is it to use the search app to locate a conveyancing solicitor in Welling on the panel for my mortgage?
1st pick a lender such as HSBC Bank, Leeds Building Society or Nottingham Building Society then type in your location for example Welling. Conveyancing firms in Welling and beyond will then be listed.