My husband and I are hoping to purchase a house in Wingate and have instructed a Wingate conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Virgin Money have this morning contacted us to inform me that there is now an issue as our Wingate conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the mortgage company. 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 mortgage company and see 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 the bank's conveyancing panel as you are at liberty to use your preferred Wingate lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Is there a search tool that I can utilise to find out if the solicitor handling my conveyancing in Wingate is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus spending £192.00 in another set of conveyancing costs.
You should take advantage of the search tool on this web page. Pick the lender and type ‘Wingate’ or your preferred area and you will discover numerous solicitors based in Wingate or by proximity to you.
I happen to be the single beneficiary of my late mum's will and I have everything in my name now, including the my former home in Wingate. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the house in November. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view banks take of it, depend on the bank as this obligation is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of properties.
My wife and I are in the throws of looking at apartments in Wingate and I am now considering a potential offer. Should I already have a solicitor in place at this stage? I intend to finance via a mortgage with Virgin Money.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are seeking a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on a house in Wingate. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £150. Soon after, the conveyancer called me embarrassingly acknowledging that they were not on the Santander 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 Santander 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.
I used Stirling Law a few years ago for my conveyancing in Wingate. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wingate of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My business partner and I are hoping to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering competitive costs for non-domestic conveyancing in Wingate for less than 1500k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Wingate, including the sale and purchase of businesses as well as simply premises. If you are intending to buy or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can find you the right lawyer. As for the costs these will vary based on the structure and complexity of the deal. Please provide us with your details or phone so as to enable us to provide you with a fixed commercial conveyancing quote.
My husband and I are a fortnight into a freehold purchase having been directed to conveyancers by the estate agent to carry out the conveyancing in Wingate. I am am very frustrated with the level of service. Could you you assist me in finding new lawyers?
A lawyer would need to be really bad to suggest replacing them. Has the loan offer been issued? In the event that it has you need to make them aware of the replacement conveyancer and have the loan are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid supplemental fees and delays. That should be your first question of the new solicitors. Our search tool can help you find a lender approved conveyancer for your home move in Wingate