Am I correct in assuming that the fact that my conveyancer in Wroxham is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should simply call the Wroxham conveyancing practice and ask them why they are no longer on the approved list for your lender.
I had intended to instruct a property lawyer in Wroxham for our house purchase. Our financial adviser has since notified us that our mortgage lenders Virgin Money won't deal with them. Surely this is unduly restrictive?
A mortgage company can require an approved solicitor act for it. You would be expected to meet the cost of this. Please make use of our database to find a solicitor to carry conveyancing in Wroxham on the Virgin Money member panel.
A friend recommended that where I am buying in Wroxham I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Wroxham conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Wroxham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wroxham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Wroxham Education with maps and statistics, Local Amenities and other useful data concerning Wroxham.
I have recentlybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Wroxham for a purchase of a leasehold flat 12 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wroxham conveyancing specialists.
How does conveyancing in Wroxham differ for new build properties?
Most buyers of new build residence in Wroxham approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Wroxham typically 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 property lawyers 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 used to new build conveyancing in Wroxham or who has acted in the same development.