Find a Wickersley Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Wickersley? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Wickersley transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Wickersley conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Wickersley

I am 4 weeks into the sale of my home in Wickersley and the estate agent has just telephoned to say that the purchasers are swapping property lawyer. The reason given is that the mortgage company will only engage with solicitors on their approved list. Why would a leading mortgage company only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Wickersley ?

Lenders have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

I have given 8 weeks notice to my current landlord and have to vacate my let out apartment in Wickersley by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in six weeks as don't want to have to find temporary accommodation?

Generally one should not provide notice on a rental until exchange of contracts has taken place. If you have not already done so, contact to your lawyer and request that they seek the assistance the owners solicitors, try to an acceptable time-line that everyone will work towards

We are getting the release of further monies on our mortgage from Co-operative as we intend to carry out renovations to our property in Wickersley. Do we need to appoint a bricks and mortar Wickersley solicitor on the Co-operative conveyancing panel to handle the paperwork?

Co-operative don't usually require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

The formalities of my remortgage has taken place for my property in Wickersley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out 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.

It is unclear whether my lender requires a lease extension. I have called my Wickersley bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Wickersley conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. I simply don't know who is right.

As long as the conveyancer is on the mortgage company panel, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

My wife and I have a renovated Edwardian house in Wickersley. Conveyancing lawyer represented me and Virgin Money. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Virgin Money to clarify?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wickersley and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing lawyer who conducted the purchase.

How does conveyancing in Wickersley differ for newly converted properties?

Most buyers of new build premises in Wickersley approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Wickersley tend to 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 Wickersley or who has acted in the same development.

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