I am progressing with the sale of my home in Wymondham and the EA has just telephoned to advise that the buyers are switching property lawyer. I am told that this is due to the fact that the bank will only engage with solicitors on their conveyancing panel. Why would a leading mortgage company only deal with certain solicitors rather the firm that they want to select to handle their conveyancing in Wymondham ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
It is a dozen years since I bought my home in Wymondham. Conveyancing solicitors have now been instructed on the sale but I can't locate the deeds. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Wymondham involves registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
The formalities of my purchase has taken place for my property in Wymondham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that 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.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being pedantic. The Wymondham solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Our offer on a house in Wymondham has been accepted, but there is a chain. The owners have offered on a property, however it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in Wymondham. What should be my next step? At what stage do I apply for the mortgage with Clydesdale?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Wymondham conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Clydesdale approved list. Concerning the next steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a buoyant market some purchasers will apply for a home loan with Clydesdale and pay for the valuation and only if it was satisfactory would they pay their solicitor to proceed with the conveyancing in Wymondham.
How difficult is it to transfer to a new firm as I have to choose one who is on the Barclays Direct conveyancing panel. I hired a family conveyancing solicitor in Wymondham five minutes from me but he is not approved by Barclays Direct
We will our best to assist in finding you a conveyancing solicitor in Wymondham on the Barclays Direct panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Wymondham. In utilising the find a conveyancing solicitor tool on this page, you can scrutinise costs for conveyancing solicitors in Wymondham and throughout England and Wales.
I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it more attractive. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Wymondham. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Wymondham ?
The majority of houses in Wymondham are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Wymondham in which case you should be looking for a Wymondham conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor will advise you fully on all the issues.
Wymondham Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Does the lease include onerous restrictions? How long is the Lease?
I see that you have a search directory listing law firms on the mortgage company conveyancing panel. Do Wymondham conveyancing companies pay you a referral fee if I instruct them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Wymondham.