I am five weeks into the sale of my flat in West Moors and the estate agent has just telephoned to advise that the purchasers are changing their law firm. The excuse is that the lender will only engage with solicitors on their conveyancing panel. Why would a big named lender only work with certain solicitors rather the firm that they want to choose for their conveyancing in West Moors ?
Banks have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
My bank has recommended solicitors on their panel based in West Moors but I would rather choose a conveyancing lawyer in West Moors local to me. Can you help?
Far from all West Moors conveyancing practices are on all lender’s conveyancing panel. Use our find an approved solicitor tool to find a West Moors conveyancing conveyancer on the on the mortgage company panel.
I am purchasing a terrace house in West Moors. We would like to an extension at the rear at the house.Will the conveyancing process involve enquiries to ascertain if these alterations are permitted?
Your conveyancer will check the registered title as conveyancing in West Moors can on occasion identify restrictions in the title documents which prevent certain works or need the consent of a 3rd party. Many works require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I have a mortgage with Coventry BS for my property in West Moors. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Coventry BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.
After weeks of negotiation I have agreed a price on a house in West Moors. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £225. Shortly after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Virgin Money 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 Virgin Money 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.
How does conveyancing in West Moors differ for new build properties?
Most buyers of new build residence in West Moors approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in West Moors tend to buy the real estate, 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 used to new build conveyancing in West Moors or who has acted in the same development.
I am downsizing from my house. My former lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in West Moors if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in West Moors. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
We're first time buyers - agreed a price, yet the property agent informed us that the seller will only proceed if we use the agent's recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in West Moors
It is unlikely the sellers are driving this. Should the seller desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are motivated buyers (b)you are ready to progress, with finances in place © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your preferred West Moors conveyancing solicitors - rather thanthe ones that will give the estate agent a introducer fee or achieve conveyancing targets pre-set by head office.