Me and my partner are soon to exchange on the purchase of a property in Wolverley but as a result of wreckage from some water damage at the property I have was able negotiate reparation from the current proprietors of three thousand pounds taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract however Santander are not allowing this. Why were they approached?
The property lawyer being on a Santander approved list is required to disclose to Santander of any variations to the sale price. If you prohibit your property lawyer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new solicitor for your conveyancing in Wolverley.
I am currently in the process of buying my council flat in Wolverley. I have a mortgage agreed with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
Intending to buy a flat in Wolverley. 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 Santander 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 Wolverley conveyancer is on the Santander conveyancing panel.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wolverley solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wolverley postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Wolverley.
I used Wolstenholmes a few years past for my conveyancing in Wolverley. Now, I need the files but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Wolverley 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.
Due to the advice of my in-laws I had a survey completed on a house in Wolverley in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies tend not give a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wolverley. Conveyancing will be smoother if you use a solicitor in Wolverley especially if they are accustomed to such properties in Wolverley.
We had our home loan approved last Friday with our bank. We appointed a long established conveyancer in Wolverley last week. This morning, our mortgage adviser contacted us saying that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the mortgage company had a say Is this usual?
You are permitted to instruct any lawyer you want to choose including the said conveyancer in Wolverley nevertheless if your mortgage company aren't happy with them you will have to incur additional cost so the mortgage company can instruct their own conveyancer too. On occasion it is possible your preferred conveyancing firm to get included on to the bank list of approved firms. You can use internet tools including lenderpanel.com to find a conveyancing solcitor in Wolverley on the mortgage company panel. You can go into your high street lender branch in Wolverley. They will know some good conveyancing solicitors in Wolverley on the lender panel.