I am in the process of selling my ground floor flat in Walton On Thames and the EA has just called to advise that the purchasers are appointing a new property lawyer. I am told that this is due to the fact that the bank will only deal with property lawyers on their conveyancing panel. Why would a major lender only engage with certain law firms rather the firm that they want to select for their conveyancing in Walton On Thames ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. The buyers are unlikely to have any impact on this.
I am purchasing a house without a mortgage in Walton On Thames. I have resided for the last Seventeen years in Walton On Thames. Conveyancing searches are expensive. Given that I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then almost all of the Walton On Thames conveyancing searches are optional. Your lawyer will ’encourage you, perhaps strongly, that you should have searches done, but he has a professional duty to do this. Do consider; if you are likely to sell the house at a future date, it could be of importance to your future buyer what the searches determine. Sometimes premises with no practical issues can still throw up adverse search results. A good conveyancing solicitor in Walton On Thames will be able to give you some practical advice here.
Our bank has recommended a law firm on their panel based in Walton On Thames but I would rather choose a conveyancing lawyer in Walton On Thames or nearer to where I live. Can you help?
Not all Walton On Thames conveyancing practices are on all banks conveyancing panel. Use the above search tool to identify a Walton On Thames conveyancing firm on the on the bank panel.
I am assisting my sister sell her property in Walton On Thames. Does the conveyancer commission the energy assessment or do I organise this?
After the abolition of Home Information Packs, energy assessments was maintained a compulsory component of moving property. An energy performance certificate needs to be commissioned before the property is placed on the market. It is not something that conveyancers ordinarily organise. If you are instructing a Walton On Thames conveyancing lawyer they may be willing to arrange energy assessments due to their relationships with reputable local providers
Forgive me if this question is silly but I am new to the process as FTB of a ground floor flat in Walton On Thames. Do I pick up the keys to the premises on the completion date from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Walton On Thames?
On the day of completion you will not be required to attend the conveyancers office in Walton On Thames. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be invited to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
Intending to buy a house in Walton On Thames. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Walton On Thames conveyancer is on the Principality conveyancing panel.
I used Wolstenholmes a few years ago for my conveyancing in Walton On Thames. Now, I need the files however the law firm has closed. What do I do?
You should call 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 Walton On Thames of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have just appointed agents to market my basement flat in Walton On Thames.Conveyancing is yet to be initiated however I have just received a yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as usual because all ground rent and service invoices will be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially