At what point will exchange of contracts take place for domestic conveyancing in West Wickham and am I required to attend the lawyers branch?
If you are local to one of the conveyancing solicitors in West Wickham you are welcome to come in to sign contracts. That being said, the lender approved solicitors we recommend offer a national conveyancing service and give as equally diligent and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the point of no return. Signing on the dotted line is necessary for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in West Wickham)to be in the office available at the end of the phone to exchange contracts.
We are getting a further advance on our mortgage from Coventry BS as we want to carry out a loft conversion to our property in West Wickham. Do we need to appoint a nearby West Wickham solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS would not normally require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I can not work out if my lender requires a lease extension. I have called my West Wickham bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My West Wickham conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. I have no idea who is right.
Provided that the property lawyer is on the bank panel, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Intending to buy a flat in West Wickham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the West Wickham solicitor is on the Principality conveyancing panel.
What will a local search reveal about the property we're buying in West Wickham?
West Wickham conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Xpress Legal The local search is essential in every West Wickham conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Are there restrictive covenants that are commonly picked up as part of conveyancing in West Wickham?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in West Wickham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it possible to change conveyancer as I have to retain one who is on the National Westminster Bank conveyancing list. I hired a local conveyancing solicitor in West Wickham five minutes from me but he is not approved by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in West Wickham on the National Westminster Bank panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in West Wickham. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in West Wickham.
My husband and I are acquiring a studio flat in West Wickham. When we first instructed property lawyer, they assured us that they were on all mainstream mortgage company panels. Our financial adviser emailed just now to say that they don't appear to be on the Co-operative approved list. Should that be true, what should we do? Do we simply pick a different property lawyer that is on their panel or do we cover the costs for dual representation, with Co-operative appointing their own approved solicitor.
When purchasing a property with mortgage finance it is conventional for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to fulfill. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact Co-operative to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Co-operative's conveyancing panel and you may continue to use your own West Wickham solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.