My wife and I are hoping to acquire a property in Whimple and have appointed a Whimple conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. TSB have this evening contacted us to inform me that there is now an issue as our Whimple conveyancer is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Whimple lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We were just about to exchange contracts for a property in Whimple. We encountered a snag. Our mortgage offer with TSB runs out on 10/7/2025 but the sellers are insisting on a completion date of 14/7/2025. Is it possible to prolong the mortgage offer?
The best person to deal with your question is your solicitors who will calculate if they should be discussing with the lender, owner’s solicitors, selling agents or possibly all three taking into account what has happend in your conveyancing as of today.
I am helping my aunt sell her house in Whimple. Will the solicitor order the EPC or do I organise this?
After the demise of HIPs, EPC’s was left as a required element of moving property. An energy assessment must be to hand in advance of the property being marketed. This is not as aspect of the sale process that conveyancers normally organise. If you are using a Whimple conveyancing solicitor they might be able to arrange energy assessments given their contacts with reputable Whimple providers
We have a mortgage agreed in principle with TSB. Whimple conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from TSB?
Some lenders take longer than others. Have TSB done the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After what seems like an age I have had an offer on a maisonette in Whimple agreed to, but there is a chain. The owners have offered on somewhere, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Whimple. What do I do now? When should I get the mortgage application with Yorkshire BS going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then survey, Whimple conveyancing search costs, etc). The first course of action is to check that your conveyancer is on the Yorkshire BS approved list. As to the subsequent stages this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. In a rising market the majority of home buyers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they ask their conveyancer to move forward with the conveyancing in Whimple.
Various online forums that I have visited warn that are the main reason for obstruction in Whimple house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Whimple.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Whimple I like with a park and railway links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Whimple in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the shortness of the lease may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
In my capacity as executor for the will of my grandfather I am selling a house in Newport but reside in Whimple. My lawyer (who is 235 kilometers awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Whimple to attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Whimple based