My husband and I are planning to buy a property in Whittlesey and have appointed a Whittlesey conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Yorkshire Building Society have this morning contacted us to advise us that they have now hit a problem as our Whittlesey solicitor is not on their approved list of lawyers. What do we do from here?
If you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Whittlesey lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are buying a house and need a conveyancing solicitor in Whittlesey who is on the Santander solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Whittlesey.
There are plenty of conveyancing solicitors in Whittlesey but how do I know who I should use?
It would be unwise to be seduced by the lowest Whittlesey conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
What is the difference between a licensed conveyancer and conveyancing solicitor in Whittlesey
There are many recorded licenced Conveyancers in Whittlesey and Solicitor firms in Whittlesey to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
The mortgage over my property is with Virgin Money for my property in Whittlesey. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
Your original mortgage agreement with Virgin Money will provide that you need their approval prior to letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel lawyer.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Whittlesey. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Whittlesey
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
My husband and I are 17 days into a leasehold purchase having been directed to a firm by the high street agent to perform conveyancing in Whittlesey. We are not happy. Can you help me find new lawyers?
A lawyer would need to be really bad in order to consider replacing them. Has the mortgage offer been issued? If so you will need to advise them of the replacement conveyancer and ensure the offer are re-sent. Your new conveyancer should be on the lenders approved list to avoid supplemental costs and frustration. So that should be your first question of the new conveyancers. The search tool can help you find a lender approved conveyancer for your conveyancing in Whittlesey