We wanted to use a property lawyer in Much Wenlock for our home move. Our financial adviser informed us that our mortgage company Halifax won't deal with them. Surely this is unfair competition?
A decade ago most lenders had a different appetite for risk. Almost all Much Wenlock conveyancing firms would have been on most bank panels. The FSA in 2010 completed a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms regarding their operations and their employees and set certain criteria such a completing on a minimum volume of conveyancing. Many Much Wenlock conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Much Wenlock is one of the hundreds of areas where the conveyancers we recommend are are authorised to act for Halifax.
I am buying a terrace house in Much Wenlock. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property involve enquiries to determine if these works were previously refused?
Your solicitor will review the registered title as conveyancing in Much Wenlock can occasionally reveal restrictions in the title deeds which prevent categories of works or need the permission of a 3rd party. Many works call for local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Intending to buy a maisonette in Much Wenlock. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Much Wenlock solicitor is on the UBS conveyancing panel.
My sealed bid on a semi in Much Wenlock has been agreed to, but there is a chain. The vendors have put an offer on a property, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have chosen a local conveyancing solicitor in Much Wenlock. What should be my next step? When do I get the mortgage application with HSBC started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Much Wenlock conveyancing search charges, etc). The first course of action is to ensure that your solicitor is on the HSBC conveyancing panel. Regarding the subsequent phase this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. During a buoyant market the majority of purchasers would apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with searches.
I used Wolstenholmes a few years past for my conveyancing in Much Wenlock. I now require my papers but the law firm has closed. What do I do?
Do call 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 Much Wenlock of the conveyancing firm of solicitors you previously retained, 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 Much Wenlock differ for newly converted properties?
Most buyers of new build property in Much Wenlock come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Much Wenlock tend to 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 conveyancing solicitors 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 Much Wenlock or who has acted in the same development.
I opted to have a survey carried out on a house in Much Wenlock prior to appointing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders tend not issue a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Much Wenlock. Conveyancing may be slightly more expensive based on your lender's requirements.