Am I correct in assuming that the fact that my solicitor in Withernsea is not on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. If you are concerned you should contact the Withernsea conveyancing firm and enquire why they are no longer on the approved list for your lender.
I have decided to exercise my right to buy my property in Withernsea off the council. I have a mortgage offer with Skipton. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
It is unclear whether my lender requires a lease extension. I have telephoned my Withernsea bank branch on various occasions and was informed it wasn't a problem and they would lend. My Withernsea conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their specific requirements. I have no idea who is right.
Your lawyer must comply with the CML Handbook section two requirements for your lender. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Planning on purchasing a flat in Withernsea. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money 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 Withernsea lawyer is on the Virgin Money conveyancing panel.
How does conveyancing in Withernsea differ for newly converted properties?
Most buyers of new build premises in Withernsea contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Withernsea usually buy the land, 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 conveyancers 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 used to new build conveyancing in Withernsea or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Withernsea is the location of the property. Can you shed any light on this issue?
Flying freeholds in Withernsea are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Withernsea you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Withernsea 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 premises.
How simple is it to change solicitor as I need to find a firm on the Britannia conveyancing panel. I had appointed a local conveyancing solicitor in Withernsea round the corner but the firm is not accepted by Britannia
We will our best to assist in finding you a conveyancing solicitor in Withernsea on the Britannia panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Withernsea. In making use of the find a conveyancing solicitor tool on this website, you can contrast fees for conveyancing solicitors in Withernsea and beyond.
My brother has suggested that I instruct his conveyancing solicitors in Withernsea. Should I choose my own solicitor?
Much as we are happy to recommend a Withernsea conveyancing lawyer it’s preferable to find a conveyancing practitioner is to seek feedback from friends or family who have actually experience in using the firm that you are are thinking of instructing.