We are buying a 2 bedroom flat in Wormwood Scrubs with a mortgage. We like our Wormwood Scrubs lawyer, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Wormwood Scrubs conveyancing practitioner and pay for one of their panel ones to represent them. We regard this is unjust; can we not insist that the mortgage company use our Wormwood Scrubs lawyer ?
No, not really. Your mortgage offer 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 Wormwood Scrubs conveyancing solicitor to apply to be on the conveyancing panel.
I am due to exchange buying a property in Wormwood Scrubs but as a consequence of damage from some water damage at the property I have was able negotiate compensation from the current proprietors in the sum of £3k taking the form of a reduction in the price. I had intended this to be dealt with as part of amending the contract however Coventry BS are not allowing this. Why were they involved?
The conveyancing practitioner that is on the Coventry BS approved list is duty bound to inform Coventry BS of any variations to the sale price. If you were to refuse your solicitor to report the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new lawyer for your conveyancing in Wormwood Scrubs.
My wife and I purchasing a terrace house in Wormwood Scrubs. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve checks to ascertain if these alterations are permitted?
Your property lawyer should review the deeds as conveyancing in Wormwood Scrubs can sometimes identify restrictions in the title deeds which prohibit categories of alterations or necessitated the consent of a 3rd party. Many works need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Please help - my lawyer says that chancel insurance is needed on my purchase. What is the level of cover for Wormwood Scrubs conveyancing?
The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
is it true that all Wormwood Scrubs conveyancing solicitors on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I used Stirling Law a few years past for my conveyancing in Wormwood Scrubs. Now, I need the documents but cannot find the solicitor. What do I do?
You should 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 Wormwood Scrubs of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Wormwood Scrubs differ for newly converted properties?
Most buyers of new build or newly converted property in Wormwood Scrubs approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Wormwood Scrubs usually acquire the site, 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 Wormwood Scrubs or who has acted in the same development.
How do I locate a Wormwood Scrubs solicitor on the Aldermore conveyancing panel? I have a car and am happy to travel upto 10kilometers to meet the conveyancer.
You can use the search on this website. Please choose the lender and your location and you will see a number of Wormwood Scrubs conveyancing lawyers locally. We have detailed some Wormwood Scrubs conveyancing firms at the bottom of this page and you can telephone them to check whether they are on the Aldermore panel