We are buying a 1 bedroom apartment in Woking with a mortgage. We have a Woking conveyancer, however the bank says he's not on their "panel". We have to appoint one of the bank panel firms or keep our Woking lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; can we not require that the mortgage company use our Woking conveyancer ?
No, not really. The mortgage offered to you 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 Woking conveyancing solicitor to apply to be on the conveyancing panel.
I need some expedited conveyancing in Woking as I am under pressure to complete inside 4 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?
As you are not taking a mortgage you are at liberty not to have searches conducted although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Woking the following are examples of issues that can appear and therefore affect future saleability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
I bought my flat on 7 April and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Woking expressed confidence that it will be formalised inside ten days. Are titles in Woking particularly slow to register?
There is nothing unique when it comes to conveyancing in Woking registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs after the buyer is living at the property so 'speed' is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Woking differ for newly converted properties?
Most buyers of new build residence in Woking come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Woking tend to acquire 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 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 Woking or who has acted in the same development.
I am thinking of appointing a conveyancing solicitor in Woking for my purchase. Is it possible to check a solicitor's complaints history with the legal regulator?
Members of the public can find published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.
My aim is to acquire a garden apartment in Woking. Conveyancing lawyer has been awaiting, from the seller, building insurance paperwork. I was told today I was advised that the seller must forward the insurance documents for the flat above in addition. Why does my property lawyer want to check the insurance for the other flat? Is it really required? We have been in hold for the previous month…
It is not impossible in leasehold conveyancing in Woking to find Conveyancing in Woking in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats rather than the freeholder insuring the whole premises - which is clearly preferable. Do double check with your conveyancer but it would seem that your conveyancing practitioner is looking to establish that the entire building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt due to lack of insurance.