Me and my partner are buying a 3 bedroom apartment in Woodside Park with a mortgage. We have a Woodside Park conveyancer, but the mortgage company says she’s not on their "panel". It seems we have no option but to select one of the lender panel solicitors or continue with our Woodside Park conveyancing practitioner as well as pay for one of their panel ones to represent them. We regard this is unjust; can we not insist that the bank use our Woodside Park conveyancing practitioner ?
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. Another option that might be available is for your Woodside Park conveyancing solicitor to apply to be on the conveyancing panel.
Can I use your services to find a Conveyancing solicitor in Woodside Park even if I’m not purchasing or disposing of a house, for example if I want to acquire a shop in Woodside Park with a mortgage from Britannia?
The service is predominantly there to get a quote from domestic conveyancing solicitors in Woodside Park but we have recorded towards the end of this page a selection of Woodside Park commercial conveyancing firms. You will need to make contact with the solicitors directly to check if they can also act for Britannia
Is there a list of RBS panel solicitors in Woodside Park on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings viewable on the web. If you are looking for a Woodside Park solicitor on the RBS please make the most of our facility.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Woodside Park conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I have instructed a Woodside Park property lawyer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Woodside Park surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Woodside Park differ for newly converted properties?
Most buyers of new build or newly converted property in Woodside Park come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Woodside Park typically 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 property lawyers 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 accustomed to new build conveyancing in Woodside Park or who has acted in the same development.
My business partner and I are hoping to lease a unit on a shopping parade. Can you recommend conveyancers offering competitive charges for non-domestic conveyancing in Woodside Park for less than 1500k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Woodside Park, including the disposal and purchase of businesses as well as simply property. If you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right solicitor. As for the costs these will vary based on the structure and nuances of the deal. Please provide us with your contact information or phone us so that we may provide you with comprehensive commercial conveyancing quote.
We have appointed a Woodside Park conveyancing solicitor for our home move (novice purchasers) and have noticed in the Ts and Cs that they are not regulated by the FCA. Am I right to be concerned or is that the norm with lawyer?
We can't see why they should be. Most solicitor don't lend money. They should be governed by the Solicitors Regulation Authority, who dictate stringent obligations regulating amounts held on client account.