My wife and I are purchasing a 2 bedroom apartment in Wolston with a mortgage. We like our Wolston conveyancer, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Wolston lawyer and pay for one of their panel firms to act for them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Wolston conveyancing solicitor to apply to be on the conveyancing panel.
When will exchange of contracts occur in residential conveyancing in Wolston and do I need to attend the solicitors branch?
If you are near to our conveyancing solicitors in Wolston you are invited in to sign documents. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you by post or email. The signing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wolston)to be in the office at the appropriate time.
My wife and I are close to exchanging contracts on the sale of our property in Wolston and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Wolston lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Wolston. Having lived in Wolston for three years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with 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 health insurance to cover that same illness)
How does the Landlord & Tenant Act 1954 affect my commercial property in Wolston and how can you help?
The particular law that you refer to provides security of tenure to business tenants, granting the legal entitlement to apply to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Wolston
Why do Wolston conveyancing fees are more expensive for leasehold and freehold properties?
If purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control