We are hoping to buy a newbuild flat in Coombe Warren with a mortgage from Accord Mortgages Ltd.We use our Coombe Warren conveyancing lawyer but Accord Mortgages Ltd says she’s not listed on their "panel". We have to appoint a Accord Mortgages Ltd panel firm or retain our local solicitor and pay for a Accord Mortgages Ltd panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Accord Mortgages Ltd use our lawyer?
No, not really. The mortgage issued to you contains terms and conditions, one of which will be that solicitors must be on the Accord Mortgages Ltd approved list. in the past, most lenders had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for Accord Mortgages Ltd
Have just purchased a probate house at auction in Coombe Warren. Conveyancing is necessary. What is next?
Having legally committed yourself to purchase you will need to appoint a conveyancing practitioner quickly as you are facing a tight a drop dead date to complete the property. Every auction property will ordinarily have a bespoke legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
We had chosen conveyancers based in Coombe Warren on the TSB solicitor panel. They have just billed me a supplemental fee for the legal aspects of the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not dictated by TSB but by your Coombe Warren property lawyer. Some firms on the TSB panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
I am currently in the process of buying my council flat in Coombe Warren. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
I used Action Conveyancing a few years ago for my conveyancing in Coombe Warren. I now require my file however the law firm has closed. What do I do?
Do contact 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 Coombe Warren 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.
How does conveyancing in Coombe Warren differ for new build properties?
Most buyers of new build premises in Coombe Warren contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Coombe Warren usually buy the real estate, 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 conveyancers 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 Coombe Warren or who has acted in the same development.
Taking into account that I will soon spend £400,000 on a two bedroom apartment in Coombe Warren I would like to talk to a conveyancer regarding thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be conducting your conveyancing in Coombe Warren.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Coombe Warren should be the figure that you are charged.
In my capacity as executor for the estate of my uncle I am disposing of a residence in Newport but reside in Coombe Warren. My solicitor (who is 200 kilometers awayhas requested that I execute a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Coombe Warren who can witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Coombe Warren