I am nearing exchange of contracts for my ground floor flat in Warfield and the estate agent has just telephoned to say that the buyers are changing their law firm. The reason given is that the mortgage company will only deal with solicitors on their approved list. On what basis would a major mortgage company only engage with specific solicitors rather the firm that they want to select for their conveyancing in Warfield ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions attribute this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
Can the conveyancing solicitors listed on your site carry out attended exchange conveyancing in Warfield?
There are a few conveyancing specialists carrying out personalised exchanges. Do e-mail us to receive a conveyancing quote and details as to dates.
Forgive me if this question is silly but I am new to the house moving as a 1st time buyer of a two bedroom flat in Warfield. Do I receive the keys to the premises on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Warfield?
On the day of completion you will not be required to go to the conveyancers office in Warfield. Your solicitors will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you will be invited to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I am purchasing a 4 bedroom semi-detached house in Warfield. We would like to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to see if these works are prohibited?
Your conveyancer should review the registered title as conveyancing in Warfield can occasionally reveal restrictions in the title deeds which prohibit categories of changes or need the permission of another owner. Some works call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Can I be sure that the Warfield conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Warfield obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your conveyancing.
I have been told that property searches are the primary reason for delay in Warfield conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Warfield.
I am a fortnight into a leasehold purchase having been directed to a firm by the selling agent to execute conveyancing in Warfield. We are not happy. Could you you assist me in finding new lawyers?
They would need to be really poor in order to consider changing them. Has the mortgage been issued? In the event that it has you will need to inform them of the new solicitor and ensure the loan are re-sent. The conveyancer needs to be on the banks panel to avoid supplemental costs and delays. So that should be your first question of the new conveyancers. The search tool will assist you in finding a bank approved solicitor for your home move in Warfield
The conveyancers handling our conveyancing in Warfield has forwarded papers to review that reveal that the property is unregistered with epitome documents. Surely all houses in Warfield should be registered?
Over ninety percent of property in Warfield is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Warfield conveyancing lawyers should be able to handle this type of conveyancing but in the event that uncertainty exists the standard proposition these days appears to be for the vendor’s solicitor to register the title first and thereafter sell - this will predictably cause a significant delay.