Recently contacted my conveyancing solicitor in Welling who completed the legal work 18 months ago requesting a conveyancing costs illustration based on an identical type of home move (a leasehold residence and a freehold property) of almost identical values with a home loan from Barnsley Building Society. It looks as though am now being charged double. Should I look for an alternative firm of conveyancing solicitor?
The estimate fees seem a little high. If you you were to look around you could decrease the fees slightly by say £125. On the other hand, providing that you were satisfied with the service the firm provided you maycome to regret opting for an an untested lawyer. Don't forget to be sure that the firm can represent Barnsley Building Society. You can employ our search tool to find a Welling conveyancing firm on the Barnsley Building Society approved list of lawyers, which can often include conveyancing solicitors in Welling.
My husband and I are acquiring a newly constructed flat in Welling and my conveyancer is advising me that she has to the lender to reveal incentives from the developer. I am nearing the developer’s deadline to exchange contracts and I don't want to prolong matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We wish to acquire a newly converted apartment in Welling with a loan from Bank of Ireland.We would like to retain our Welling conveyancing solicitor but Bank of Ireland informed us her practice is not on their "panel". It seems we have little choice but to instruct a Bank of Ireland panel solicitor or keep our preferred solicitor and pay for a Bank of Ireland panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Bank of Ireland use our lawyer?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will be on the Bank of Ireland solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
I am assisting my step-mother sell her house in Welling. Will the conveyancing solicitor order an EPC or it is for the owner to coordinate?
Following the abolition of Home Packs, energy performance certificates was maintained a compulsory part of moving property. An energy assessment needs to be commissioned prior to the property being advertised. This is not something that lawyers normally organise. Where you are using a Welling conveyancing solicitor they might be able to arrange EPC’s due to their relationships with long established local accredited person
Have just purchased a probate house at auction in Welling. Conveyancing is needed. What happens now?
Given that you are now legally committed yourself to purchase you now have to find a conveyancing solicitor quickly as you will have a tight a drop dead date to complete the purchase. All auction property will have a bespoke auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should hand this to the solicitor instructed by you ASAP. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
When it comes to lenders such as Co-operative, do Welling solicitors face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I have been told that property searches are the main cause of obstruction in Welling house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Welling.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Welling and how can you help?
The 1954 Act gives a safeguard to commercial tenants, granting the right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Welling