I was told today by my lender that my Wandsworth the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I check?
Your first step should be to contact your Wandsworth lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may be able to suggest a Wandsworth conveyancing practice that is on the approved list of lawyers for your mortgage company.
Please explain the implications if my solicitor is suspended from the Principality Solicitor panel ahead of completing my conveyancing in Wandsworth?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My bid for a property was accepted at auction in Wandsworth. Conveyancing is required. What happens now?
Given that you have now to all intents and purposes signed on the dotted line you now have to instruct a conveyancing lawyer as a matter of urgency as you will have a tight a drop dead date to complete the transaction. All auction property will have a corresponding legal set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in order to complete on the on the contractual date .
My husband and I have organised a further advance on our home loan from TSB as we wish to carry out improvements to our property in Wandsworth. Are we obliged to appoint a high street Wandsworth solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB don't usually appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
After shopping around on the internet I have found a Wandsworth solicitor having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 conveyancing practitioner 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 Wandsworth postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Wandsworth.
I am intent on selling our house in Wandsworth and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Wandsworth lawyer would know this is not the case. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Wandsworth. Having lived in Wandsworth for six years we know of no issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must 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 life insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Wandsworth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wandsworth
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I'm remortgaging my current house to a buy to let mortgage with Virgin Money and I will use the rest of the raised equity as a down payment on a second house. The area we are interested in is Wandsworth. Will your solicitors be able to act for the two banks and link together the two deals?
Do use our search tool on this page to be sure that the lawyers are approved by both lenders. Having checked that they are the solicitor will be able to tie up the two deals but you should talk with you solicitor and communicate your desired outcome and requirements.