Do lenders provide you with an approved list of West Ewell conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
West Ewell conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
We are buying a victorian detached house in West Ewell. The intention is to carry out a loft conversion at the property.Will legal conveyancing on the property involve enquiries to see if these works were previously refused?
Your solicitor will check the registered title as conveyancing in West Ewell can occasionally reveal restrictions in the title deeds which restrict certain changes or require the permission of another owner. Many extensions need local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
When it comes to lenders such as Lloyds, do West Ewell conveyancers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I recently had an offer agreed on a house in West Ewell. My financial adviser pressured me to appoint their solicitor. I paid an advanced payment of £150. Not long after, the lawyer contacted me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are selling our property in West Ewell and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in West Ewell. Having lived in West Ewell for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I used Wolstenholmes several years ago for my conveyancing in West Ewell. Now, I need the files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 West Ewell of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Should I be concerned by estate agents that I am dealing with are recommending a national conveyancing firm rather than a local West Ewell conveyancing firm?
As is the case with many professional services, often input from connections can be worth their weight in gold. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may recommend lawyers to choose. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the recommendation. You are at liberty to appoint your preferred conveyancer. You need to be aware that the majority of lenders have an approved list of solicitors you are obliged to use for the mortgage related work in your conveyancing.