Please help. My Wokingham conveyancer is informing me me that he is legally obliged toapply for Wokingham conveyancing searches asthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have any options here?
You have limited options available to you. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Wokingham conveyancing searches.
We are purchasing a house and need a conveyancing solicitor in Wokingham who is on the Virgin Money solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Wokingham.
My lender has suggested solicitors on their panel based in Wokingham but I would rather choose a conveyancing lawyer in Wokingham or nearer to where I live. Are you able to assist?
It is by no means the case that all Wokingham conveyancing firms are approved and listed on all lender’s conveyancing panel. Use the above search tool to find a Wokingham conveyancing conveyancer on the on the bank panel.
Does a directory service exist listing Aldermore panel conveyancers in Wokingham on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings available on the web. Where you are in need of a Wokingham property lawyer on the Aldermore please make the most of our tool.
We had instructed conveyancing lawyers with offices in Wokingham on the RBS solicitor approved list. They have just invoiced me a separate sum for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. The fee is not dictated by RBS but by your Wokingham lawyer. Plenty of firms on the RBS panel will levy an ‘acting for lender’ fee and others do not.
I have paid off my mortgage with Nationwide. I assume I don't need a Wokingham conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I'm purchasing my first flat in Wokingham with a mortgage from Accord Mortgages Ltd. The developers refused to budge the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not inform my conveyancer about the deal as it could jeopardize my loan with Accord Mortgages Ltd. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the will of my aunt I am selling a residence in Neath but live in Wokingham. My conveyancer (who is 235 kilometers from mehas requested that I sign a stat dec prior to completion. Can you recommend a conveyancing lawyer in Wokingham who can attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Wokingham based