Me and my partner are purchasing a 2 bedroom flat in Wool with a mortgage. We wish to retain our Wool solicitor, but the bank says she’s not on their "panel". It appears that we have no choice but to use one of the bank panel conveyancing practices or retain our Wool property lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; are we not able to insist that the mortgage company use our Wool conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Wool conveyancing solicitor to apply to be on the conveyancing panel.
Just acquired a detached house in Wool , how long will it take for the Land Registry to register the transfer to my name? My Wool conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.
As far as conveyancing in Wool is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can differ depending on who lodges the application, whether it is in order and whether the Land registry communicate with any interested parties. Currently in the region of 80% of such applications are completed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected after the purchaser has moved in to the premises so an expedited registration is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Wool. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wool
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Wool is where the house is located. What do you suggest?
Flying freeholds in Wool are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wool you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wool may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In sourcing the world wide web for the term conveyancing in Wool it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The best method of choosing a suitable conveyancer is through a trusted referral, so seek the guidance of friends and relatives who have acquired a property in Wool or a reputable estate agent or mortgage broker. Costs for conveyancing in Wool differ, so it's advisable to obtain at least four fee calculations from varying types of property lawyers. Make sure that you know what costs in the quote includes.