Am I correct in assuming that the fact that my solicitor in Welling is not on my bank's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Welling conveyancing firm and enquire why they are no longer on the approved list for your bank.
I am getting closer to an exchange on a flat in Welling and my parents have transferred the ten percent deposit to my property lawyer. I am now told that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your solicitor is duty bound to clarify with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
Is there a search tool that I can utilise to check that the solicitor conducting my conveyancing in Welling is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus paying £175.00 in additional legal costs.
Please do make use of the search tool on this site. Please choose the lender and type ‘Welling’ or your preferred area and you will see a number of lawyer based in Welling or by proximity to you.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Welling. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Welling
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I opted to have a survey completed on a property in Welling prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may not issue a loan on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Welling. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Welling to see if the conveyancing will be more expensive.
My uncle has encouraged me to appoint his lawyers for conveyancing in Welling. Should I use them?
Much as we are happy to recommend a Welling conveyancing lawyer the best way to select a conveyancing solicitor is to have feedback from friends or relatives who have actually used the firm you're considering.