Is the fact that my conveyancer in Welling is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a 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. If you are concerned you should simply call the Welling conveyancing practice and enquire why they are no longer on the approved list for your lender.
We had chosen conveyancing lawyers based in Welling on the Leeds Building Society solicitor panel. They are now charging me a further fee for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This charge is not dictated by Leeds Building Society but by your Welling lawyer. Numerous firms on the Leeds Building Society panel will levy ’dealing with mortgage’ fee and others do not.
We have a mortgage agreed in principle with UBS. Welling conveyancing lawyers were chosen. How long does it take for UBS to issue the offer to the solicitor?
There is no definitive answer here. Have UBS done the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The Welling solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Welling differ for newly converted properties?
Most buyers of new build residence in Welling come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Welling usually buy the site, 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 accustomed to new build conveyancing in Welling or who has acted in the same development.
I am looking for a ground for flat up to £305k and identified one near me in Welling I like with open areas and station nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Welling suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
I need to appoint a conveyancing solicitor for my conveyancing in Welling. I have chance upon a web site which looks to be the perfect offering If it is possible to get all formalities completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Why do I have to send my conveyancer with various items of identification before I can commence with selling or purchasing a property in Welling?
Welling conveyancing practitioners are duty bound by the Law Society, SRA, the Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It will also be a condition of your lender if you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and DOB.