I opted for a high street firm for our conveyancing in Wigan last week. Reviewing the terms of engagement it is apparent thatI am on the hook for charges even if our purchase doesn't happen. Should I ditch them and choose an on-line conveyancing company promising no move no charge conveyancing in Wigan?
It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will generally be uplifted to neutralise those transactions that abort. Do bear in mind that such arrangements generally do not protect you from expenditure such as Wigan conveyancing search fees.
We wish to acquire a newly converted apartment in Wigan with a residential mortgage from Nottingham Building Society.We use our Wigan conveyancing solicitor but Nottingham Building Society advised that his firm is not listed on their approved list of member firms. We have to appoint a Nottingham Building Society panel solicitor or retain our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Nottingham Building Society use our lawyer?
Unfortunately,no. The loan issued to you is subject to its various provisions, one of which will be that conveyancers will be on the Nottingham Building Society solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Nottingham Building Society
I got the keys to my house on 10 May and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Wigan advises it would be dealt with inside ten days. Are transfers in Wigan uniquely lengthy to register?
As far as conveyancing in Wigan is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. At present in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the new owner is living at the premises thus an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.
Do I need to be suspicious by estate agents that I am dealing with are recommending a nationwide conveyancing firm as opposed to a local Wigan conveyancing firm?
As is the case with lots of professional services, often recommendations from connections can be most helpful. But there are numerous people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend conveyancers to select. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You are at liberty to appoint your own conveyancer. You need to be aware that the majority of mortgage providers operate an approved list of law firms you have to use for the lender related work in your home move.
My estate agent has suggested using their conveyancing practitioner for my conveyancing in Wigan - Surely it’s advisable to just instruct them?
It is not always the case and you are at liberty to opt for whichever property lawyer of your choosing for your Wigan home move. The property lawyer suggested by a 3rd party adviser may not necessarily be the right lawyer, they may put forward their own conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.