Is it the case that all Wigton CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved practices?
It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Wigton is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wigton solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wigton postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Wigton.
I used Wolstenholmes several years ago for my conveyancing in Wigton. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wigton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Wigton I like with open areas and station nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Wigton for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
How can the Landlord & Tenant Act 1954 impact my commercial property in Wigton and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial lessees, granting the legal entitlement to apply to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Wigton
Been searching for a conveyancing practitioner for leasehold sale conveyancing in Wigton. We are selling, simple no mortgage to redeem, no rush, currently empty. Received a quote from a property lawyer for £900 including VAT which is a little expensive given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Wigton?
Considering it’s a sale only, £450 + VAT would be about the lowest for a Wigton solicitor firm.