Am I correct in assuming that the fact that my conveyancer in Wigton is not identified on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Wigton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather use a high street conveyancing solicitor in Wigton?
You should check but the chances are that allocate you one of their panel solicitors where you want the "fee-free" deal. Contact the bank to ask if they allow a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Wigton.
I am buying a property in Wigton. An unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Yorkshire BS your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease fails to meet these requirements. The conditions relate to the installation of panels on properties nationwide and is not isolated to Wigton.
I have decided to exercise my right to buy my property in Wigton off the council. I have a mortgage offer with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
UBS have agreed my home loan in principle, my offer on a flat in Wigton has been accepted, what happens next?
Your estate agent will need to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Telephone UBS or the broker and complete any outstanding documentation. UBS will appoint a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. UBS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wigton.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Wigton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Wigton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wigton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wigton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am downsizing from my house. My previous solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Wigton if that affects matters.
Please use our search tool to help you find a solicitor for your conveyancing in Wigton. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
My father has urged me to instruct his lawyers for conveyancing in Wigton. Do I take his recommendation?
There are no two ways about it the ideal way to choose a conveyancing practitioner is to get recommendations from friends or family who have actually previously instructed the conveyancer that you are contemplating using.