I am in the process of selling my home in Molesey and the estate agent has just text me to warn that the purchasers are switching conveyancer. The excuse is that the lender will only work with solicitors on their approved list. On what basis would a major lender only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Molesey ?
Banks have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Banks attribute this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
My god-son is in the process of securing a newly built flat in Molesey with a home loan from Principality. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Principality conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are downsizing from our property in Molesey and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Molesey lawyer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Molesey. We have lived in Molesey for many years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to 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 health insurance to cover that same ailment)
I used Wolstenholmes several years ago for my conveyancing in Molesey. I now require my papers but 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 Molesey 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.
How does conveyancing in Molesey differ for newly converted properties?
Most buyers of new build premises in Molesey come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Molesey tend to acquire 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 conveyancing solicitors 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 Molesey or who has acted in the same development.
I need to find a conveyancing solicitor for freehold conveyancing in Molesey. I've chance upon a web site which appears to be the ideal solution If there is a chance to get all the legals completed via phone that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?