I am progressing with the sale of my ground floor flat in Whiteley and the estate agent has just e-mailed to warn that the buyers are changing their law firm. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a major mortgage company only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in Whiteley ?
UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
Is it the case that all Whiteley conveyancing solicitors on the Aldermore conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
How can we know in advance if a Whiteley conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Whiteley seeking 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 suggest that you speak with the lawyer handling your conveyancing.
I am currently in the process of buying my council flat in Whiteley. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
three months have gone by following my purchase conveyancing in Whiteley concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am I better off to use a Whiteley conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can execute the legal work but they are based 300kilometers drive away.
The primary upside of using a local Whiteley conveyancing firm is that you can drop in to execute paperwork, deliver your identification documents and pester them if necessary. Having local Whiteley know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were content that must outweigh using an unknown Whiteley conveyancing lawyer just because they are round the corner.
I am on look out for some leasehold conveyancing in Whiteley. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is registered - and 99.9% are in Whiteley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Whiteley Leasehold Conveyancing - Examples of Queries Prior to buying
Make sure you find out if the the lease includes any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in Whiteley. If you love the propertyin Whiteley however your dog can’t live with you then you have a very hard choice. Plenty Whiteley leasehold apartments will be liable to pay a service charge for maintenance of the building levied by the freeholder. Should you acquire the apartment you will have to meet this liability, usually in instalments during the year. This may be anything from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay yearly, ordinarily this is not a large sum, say around £50-£100 but you should to enquire it because on occasion it could be many hundreds of pounds.