My fiance and I are hoping to purchase a home in North Wembley and are in fact using a North Wembley conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Santander have this morning contacted us to advise us that there is now an issue as our North Wembley solicitor is not on their approved list of lawyers. Is this a problem?
Where you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own North Wembley solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
I have given 8 weeks notice to my current landlord and have to leave my rented apartment in North Wembley by 18/12/2025. Conveyancing for my house purchase has just started. Can I complete in three weeks as I wish to avoid having to move into temporary accommodation?
The normal practice is not to give notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, update to your solicitor and ask them to they apply pressure on the other solicitors, try to an acceptable time-line that all parties will work to achieve
Do I need to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in North Wembley so that I can pop in to their offices if necessary.
Nowadays approved lawyers for banks carry out their work via the post, e-mail or over phone calls. This enables them to conduct the conveyancing transaction regardless of where you live in the country. Nevertheless you can check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
I need some quick conveyancing in North Wembley as I am faced with a deadline to complete within 4 weeks. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are are a mortgage free buyer you are at liberty not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in North Wembley the following are instances of issues that can crop up and therefore affect market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
4 months have elapsed since my purchase conveyancing in North Wembley concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in North Wembley differ for new build properties?
Most buyers of new build premises in North Wembley come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in North Wembley usually acquire the real estate, 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 accustomed to new build conveyancing in North Wembley or who has acted in the same development.