Is the fact that my conveyancer in Woodside is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Woodside conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are a couple about to sign contracts for a property in Woodside. We encountered a snag. The loan offer with Nationwide Building Society expires on 13/9/2019 but the vendors are suggesting a completion date of 17/9/2019. Is it possible to prolong the mortgage expiry date?
The person best placed to deal with your concern is your solicitors who will assess if they should be discussing with the mortgage company, owner’s solicitors, estate agents or conceivably all parties taking into account the circumstances your conveyancing as of today.
Is it correct that all Woodside CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
Some major lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We previously chose solicitors with offices in Woodside on the Bank of Ireland solicitor panel. They are now charging me a supplemental amount for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. The charge is not set by Bank of Ireland but by your Woodside conveyancer. Plenty of firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee and others do not.
Planning on purchasing a flat in Woodside. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS 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 Woodside solicitor is on the UBS conveyancing panel.
How does conveyancing in Woodside differ for new build properties?
Most buyers of new build residence in Woodside approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Woodside tend to buy the land, 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 conveyancers 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 Woodside or who has acted in the same development.
Is planning permission required to split a house into two flats in Woodside? This has taken place to a house adjacent to my home in Woodside and was not aware of it happening until it was finished.
Planning permission is necessary for splitting a single house in Woodside into flats but possibly not for converting back to single dwelling-house so, in answer to your query, yes.