My fiance and I are hoping to purchase a property in Wollaston and have instructed a Wollaston conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Britannia have this morning contacted us to advise us that there is now an issue as our Wollaston conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is standard for the purchasers' lawyers to also represent the purchaser's lender. 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 Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Wollaston lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Our bank has suggested solicitors on their panel based in Wollaston but I would rather choose a conveyancing lawyer in Wollaston or nearer to where I live. Can you help?
Not all Wollaston conveyancing firms are listed all lender’s conveyancing panel. Use our find an approved solicitor tool to choose a Wollaston conveyancing firm on the on the bank panel.
My uncle advised me that in purchasing a property in Wollaston there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Wollaston which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Wollaston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Wollaston. I have a mortgage offer with Lloyds. 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 have 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
The formalities of my purchase has taken place for my property in Wollaston. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Just had an offer accepted on a new build apartment in Wollaston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Wollaston
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I need to instruct a conveyancing solicitor for my conveyancing in Wollaston. I happened to stumble upon a web site which appears to be the ideal offering If it is possible to get all formalities done via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am hoping to sign contracts shortly on a basement flat in Wollaston. Conveyancing lawyers have said that they report fully on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Wollaston should include some of the following:
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Information concerning the obligations as set out in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a leaseholder has Who has the liability for repairing the window frames You would want to be sent a copy of the lease Repair and maintenance of the property Details of the parties to the lease, e.g. these could be the leaseholder, head lessor, freeholder
I bought a studio flat in Wollaston, conveyancing was carried out 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Wollaston with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease finishes on 21st October 2082
With only 57 years unexpired we estimate the premium for your lease extension to span between £26,600 and £30,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.