We are buying a house and require a conveyancing solicitor in Wapping who is on the Lloyds approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Wapping.
Can I be sure that the Wapping conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Wapping seeking 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 which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your conveyancing.
We were going to get a OIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Wapping solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Wapping solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
After much negotiation I have agreed a price on a house in Wapping. My financial adviser suggested a lawyer. I paid an advanced payment of £225. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are buying a property and the lawyer has referenced Chancel Repair to which the property could be liable as it falls into the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Wapping
Unless a previous purchase of the premises took place after 12 October 2013 you may expect solicitors carrying out conveyancing in Wapping to continue to propose a a chancel search and or insurance against a claim.
I'm buying a new build house in Wapping benefiting from help to buy. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my conveyancer about the extras as it will impact my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I be concerned that third parties that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Wapping conveyancing company?
As with lots of professional services, often input from relatives can be extremely useful or valuable. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and banks might all put forward solicitors to choose. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the recommendation. You have the right to appoint your preferred lawyer. Don't forget that most lenders specify a panel list of lawyers you are obliged to use for the mortgage aspect of your home move.
I need to swap lawyers as my Wapping lawyer is not on the bank's panel of conveyancing solicitors. How simple is it to change conveyancer?
In the event that you have not formally instructed a conveyancer to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Wapping that you're considering.