Can you clarify what the consequences are if my solicitor is expelled from the Lloyds Solicitor panel ahead of completing my conveyancing in Wilsden?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are getting a further advance on our mortgage from Aldermore as we wish to conduct renovations to our home in Wilsden. Do we need to appoint a high street Wilsden solicitor on the Aldermore conveyancing panel to deal with the legals?
Aldermore do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
I have paid off my mortgage with Nationwide. I assume I don't need a Wilsden lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Wilsden. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that 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.
I decided to have a survey carried out on a house in Wilsden prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may refuse to grant a mortgage on such a property.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wilsden. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wilsden to see if the conveyancing will be more expensive.
In surfing the world wide web for the words conveyancing in Wilsden it reveals many solicitorslocally. How do I determine which is the suitable conveyancing solicitor for purchase transaction?
The preferential method of finding the right conveyancer is through a trusted recommendation, so ask friends and family who have purchased a property in Wilsden or the respected estate agent or mortgage broker. Fees for conveyancing in Wilsden vary, so it's advisable to secure at least four fee calculations from different property lawyers. Dont forget to clarify that the fees are fixed.
My husband and I have just had an offer accepted on a property and had meeting on Wednesday with Nationwide for the mortgage. They have informed us that when it comes to choosing a solicitor that if they are not on their approved panel of lawyers then we will have to pay out a further charge of £250+. This is is due to the fact that they would then have to select a conveyancer to act for them in addition to the one we select for ourselves and we will be on the hook for their fees. I have asked Nationwide to supply me with a list so I can request estimates only from their approved solicitors but was told they dont have such a list to hand over. Is there a list online?
You should ask Nationwide what their criteria for panel membership is for a solicitor.Thereafter ask the lawyer of your choice whether they fit that criteria and have they acted on loans for Nationwide previously. Where the answer to those is yes, then just double check with Nationwide. Another option is to make use of our search tool and we should be able to identify a lawyer in Wilsden on the approved list for Nationwide.