Is it realistic for conveyancing in Wisbech to be completed inside two weeks?
In a situation where you are under time constraints to exchange we would recommend that your lawyer is familiar with the area as they will benefit local connections and know-how. It is possible that they would have conducted previousproperties in the same road. You would be best advised to use a Wisbech conveyancing solicitor. In addition, ensure that the conveyancing firm is on the member panel. It is claimed that just under twenty per cent of Wisbech conveyancing deals are suspended or derailed after finding out that a purchaser’s lawyer was not on their banks member panel. In many cases this discovery resulted in the legal process being held up by an average of three weeks. It is understood that this issue affects in the region of 100,000 home moves every year. Many Wisbech conveyancing firms can not represent certain banks so do check at the outset.
I have paid off my mortgage with Virgin Money. I assume I don't need a Wisbech solicitor on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Wisbech solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a maisonette in Wisbech. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wisbech solicitor is on the Virgin Money conveyancing panel.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Wisbech I like with a park and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Wisbech for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
How simple is it to switch conveyancer as I need to select one who is on the Godiva Mortgages Ltd conveyancing list. I was using a family conveyancing solicitor in Wisbech round the corner but she is not accepted by Godiva Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Wisbech on the Godiva Mortgages Ltd panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Wisbech. In making use of search facility on this site, you can compare costs for conveyancing solicitors in Wisbech and throughout England and Wales.
I have been sourcing a conveyancing practitioner in Wisbech for my home move. Is there any facility to see a firm’s record with the profession’s regulator?
One can find documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor call for training purposes.