My wife and I are purchasing a 2 bedroom flat in Wigston with a mortgage. We like our Wigston solicitor, but the mortgage company advise he's not on their "panel". It appears that we have little choice but to instruct one of the lender panel solicitors or continue with our Wigston property lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Wigston conveyancing lawyer to apply to be on the conveyancing panel.
I can see plenty of information on this site about conveyancing in Wigston but what is your top tip for choosing the right conveyancer in Wigston
We would encourage you not to go for the cheapest Wigston conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am assisting my sister sell her flat in Wigston. Does the solicitor commission an energy performance certificate or it is for me to see to?
After the demise of Home Packs, energy performance certificates was maintained a mandatory component of selling a property. An energy assessment should be commissioned in advance of the property being advertised. It is not something that lawyers ordinarily arrange. If you are instructing a Wigston conveyancing lawyer they might help arrange energy performance certificates due to their relationships with reputable Wigston accredited person
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Wigston conveyancer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Are there restrictive covenants that are commonly identified during conveyancing in Wigston?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wigston. 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…’
How does conveyancing in Wigston differ for newly converted properties?
Most buyers of new build or newly converted property in Wigston approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Wigston 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 accustomed to new build conveyancing in Wigston or who has acted in the same development.
What is different about your site and alternative online quote calculators when it comes to conveyancing in Wigston?
At this site get a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Wigston. As opposed to estate agents and brokerage sites we are not in the business of charging firms a commission if you appoint them for your home move in Wigston
Our offer on detached house in Wigston was agreed to, but there is a chain. The owners have submitted an offer on on an apartment, although it’s not yet agreed to, and has viewings of other properties booked. I have chosen a nearby conveyancing lawyer in Wigston. What should be my next step? At what stage do I apply for the mortgage with Nationwide?
It is understandable to have concerns where there is an associated chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then survey, Wigston conveyancing search costs, etc). First, you must ensure that your lawyer is on the Nationwide conveyancing panel. As to the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a hot market some home buyers will apply for a home loan with Nationwide and arrange for the survey and only if it comes back ok would they ask their lawyer to press on with searches.