Am I correct in assuming that the fact that my solicitor in Woburn Sands is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 contact the Woburn Sands conveyancing practice and enquire why they are no longer on the approved list for your lender.
We are about to sign contracts for a freehold house in Woburn Sands. We have hit a stumbling block. The loan offer with Godiva Mortgages Ltd runs out on 10/10/2025 but the sellers are insisting on a completion date of 14/10/2025. Is it possible to prolong the mortgage offer?
The person best placed to address this issue is your lawyer who will calculate if he or she is better off negotiating with the mortgage broker, vendor’s solicitors, property agents or conceivably all parties based on the circumstances your conveyancing as of today.
I am being told by my conveyancer that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Woburn Sands?
The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
I am purchasing a property in Woburn Sands. An unusual aspect is that the roof has a solar panel. Santander 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 Santander your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Woburn Sands.
We were going to get a OIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Woburn Sands solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Woburn Sands solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I used Arc property Solicitors a few years ago for my conveyancing in Woburn Sands. I now require my file but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Woburn Sands 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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Woburn Sands is where the house is located. Is there any guidance you can impart?
Flying freeholds in Woburn Sands are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woburn Sands you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woburn Sands may decide 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.
Do I have to visit the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Woburn Sands as it will be easier to attend their offices if necessary.
As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Woburn Sands.