Please explain the implications if my solicitor is expelled from the Nationwide Conveyancing panel ahead of completing my conveyancing in Wakefield?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am planning to move property in February. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you recommend a removal company in Wakefield. Conveyancing solicitor was organised prior to coming across your website.
On the afternoon of completion you will need to collect the house keys from the estate agent but this should only happen when the vendors conveyancers advise the agent that the monies to complete are in and the keys can be passed over. You will need to tell the removal men that they can start moving you in. We do not recommend a particular removal company but can assist you in choosing a conveyancing in Wakefield or a legal practice with expertise in conveyancing in Wakefield.
I have a mortgage with UBS for my property in Wakefield. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
You must advise UBS prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel firm.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Wakefield bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Wakefield conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend based on their specific requirements. I have no idea who is right.
The lawyer has to follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I opted to have a survey carried out on a property in Wakefield prior to retaining conveyancers. I have been told that there is a flying freehold element to the property. The surveyor advised that some mortgage companies may not grant a mortgage on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wakefield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wakefield to see if the conveyancing will be more expensive.
Are there any apps to help identify a Wakefield solicitor on the Skipton Building Society conveyancing panel? I have wheels and am willing to travel upto 10kilometers to meet the lawyer.
You can use the tool on this page. Please select a bank and your location and you will see a number of Wakefield conveyancing lawyers locally. We have detailed some Wakefield conveyancing firms towards the end of this page and you can ring them to see if they are on the Skipton Building Society member panel
In my capacity as executor for the will of my father I am selling a residence in Cardiff but I am based in Wakefield. My conveyancer (approximately 300 kilometers awayhas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing solicitor in Wakefield who can attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Wakefield based