My husband and I are buying a 1 bedroom flat in East Cowes with a mortgage. We have a East Cowes lawyer, but the lender advise she’s not on their "panel". It seems we have little choice but to instruct one of the bank panel conveyancing practices or retain our East Cowes conveyancer and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your East Cowes conveyancing lawyer to apply to be on the conveyancing panel.
We were just about to exchange contracts for a property in East Cowes. We encountered a stumbling block. Our mortgage offer with Nottingham Building Society expires on 21/10/2025 but the vendors are suggesting a completion date of 23/10/2025. Is it possible to prolong the mortgage offer?
The best person to address this issue is your lawyer who will assess if he or she is should be discussing with the mortgage broker, vendor’s solicitors, property agents or conceivably all three taking into account what has gone on in your conveyancing to date.
I used Action Conveyancing a few years ago for my conveyancing in East Cowes. Now, I need the files but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Cowes of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in East Cowes differ for newly converted properties?
Most buyers of new build premises in East Cowes come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in East Cowes 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 conveyancing solicitors 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 East Cowes or who has acted in the same development.
My business partner and I are looking to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no charges for commercial conveyancing in East Cowes for less than £2000?
We can recommend firms who have specialist knowledge of commercial conveyancing in East Cowes, including the sale and acquisition of businesses as well as simply property. Whether you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. As for the charges this will depend on the structure and nuances of the proposed transaction. Please provide us with your contact information or call so as to enable us to provide you with comprehensive commercial conveyancing quote.
Should local authority consent be required to change a single dwelling into a couple of appartments in East Cowes? This has taken place to a house next door to a relative in East Cowes and was not aware of the conversion until it was complete.
Planning Consent yes. Building Reg Approval yes.