Can you suggest a HSBC Bank accepted Wells conveyancing firm who can have us moved in within two weeks? Would it be better to use a high street Wells practice or a nationwide conveyancer?
We would be happy to suggest some excellent Wells conveyancing firms. Another option is to visit the main road in Wells. Go in to a couple of firms and request to see a conveyancing solicitor for a fee estimate. Mention your expectations together with the reasons and ask for an assurance on speed. Appoint the lawyer that appears most efficient.
My Solicitor in Wells is not listed on the Lloyds TSB Bank Approved Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Lloyds TSB Bank panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Wells lawyers but Lloyds TSB Bank will need to use a solicitor on their list of acceptable firms. This will result in additional overall legal fees and cause frustration.
- Find an alternative solicitor to act in the conveyancing, not forgetting to check they are Convince your solicitor to do everything within their powers to join the Lloyds TSB Bank conveyancing panel
Me and my partner are buying a house in Wells. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My husband and I are spending time viewing flats in Wells and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I will be getting a home loan with Nottingham.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
After what seems like an age I have had an offer on a maisonette in Wells agreed to, but there is a chain. The owners have placed an offer on on an apartment, however it’s not yet tied up, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Wells. What should be my next step? At what stage should I apply for the mortgage with Kent Reliance?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Wells conveyancing search charges, etc). First, you should check that your conveyancer is on the Kent Reliance conveyancing panel. Concerning the next stages this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a hot market some home buyers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they ask their conveyancer to proceed with searches.
How does conveyancing in Wells differ for newly converted properties?
Most buyers of new build premises in Wells approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Wells usually acquire 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 accustomed to new build conveyancing in Wells or who has acted in the same development.
I decided to have a survey carried out on a house in Wells before retaining conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may refuse to grant a loan on this type of premises.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wells. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wells to see if the conveyancing costs will increase in light of this.