I am six weeks into the sale of my maisonette in Virginia Water and the estate agent has just telephoned to warn that the purchasers are switching law firm. The excuse is that the bank will only engage with solicitors on their conveyancing panel. Why would a big named lender only engage with specific lawyers rather the firm that they want to appoint for their conveyancing in Virginia Water ?
Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. 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. Plenty of firms 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 unlikely to have any impact on this.
I have given 8 weeks notice to my existing landlord and have to be out of my rented flat in Virginia Water by the end of next month. Conveyancing on my purchase is progressing. Can I complete in three weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not serve notice on a rental unless you have exchanged. If you have not already done so, speak to your solicitor and ask them to they chase the owners side, try to get a realistic time scale from them that everyone will aim to achieve
What is the difference between a licensed conveyancer and conveyancing solicitor in Virginia Water
There are many recorded licenced Conveyancers in Virginia Water and Solicitor practices in Virginia Water offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are getting the release of further funds on our home loan from HSBC as we wish to conduct a loft conversion to our property in Virginia Water. Do we need to appoint a nearby Virginia Water solicitor on the HSBC conveyancing panel to handle the legals?
HSBC would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
I am currently in the process of buying my council flat in Virginia Water. I have a mortgage agreed with Yorkshire BS. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Are there restrictive covenants that are commonly identified as part of conveyancing in Virginia Water?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Virginia Water. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the guidance of my in-laws I had a survey completed on a property in Virginia Water in advance of appointing lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some banks tend not issue a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Virginia Water. Conveyancing will be smoother if you use a solicitor in Virginia Water especially if they are accustomed to such properties in Virginia Water.
I need to find a conveyancing solicitor for some conveyancing in Virginia Water. I have land on a web site which appears to be the ideal answer If there is a chance to get all formalities completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
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?