Do the Building Society Association intend to launch a online directory to to identify law firms on the Coventry BS conveyancing panel for instance in Wandsworth?
We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.
What is the difference between a licensed conveyancer and conveyancing solicitor in Wandsworth
Two types of professional can carry out conveyancing in Wandsworth namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that you need to complete the disposal or purchase of property. They are both duty bound to execute Wandsworth conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly administered and that the necessary steps will be appropriately followed.
We are purchasing a victorian detached house in Wandsworth. The intention is to an extension at the rear at the property.Will the conveyancing process include investigations to determine if these works are allowed?
Your conveyancer will check the deeds as conveyancing in Wandsworth will on occasion identify restrictions in the title documents which prohibit categories of alterations or necessitated the permission of another owner. Many additions need local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I have paid off my mortgage with Skipton. I assume I don't need a Wandsworth conveyancing practitioner on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
Various online forums that I have visited warn that are a common reason for obstruction in Wandsworth house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Wandsworth.
Due to the advice of my in-laws I had a survey completed on a property in Wandsworth prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some lenders will refuse to give a mortgage on such a premises.
It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wandsworth. Conveyancing will be smoother if you use a solicitor in Wandsworth especially if they are accustomed to such properties in Wandsworth.
How difficult is it to switch conveyancer as I need to find a firm on the Bank of Ireland conveyancing panel. I had appointed a high street conveyancing solicitor in Wandsworth five minutes from me but the firm is not approved by Bank of Ireland
It would be our pleasure to help you select a conveyancing solicitor in Wandsworth on the Bank of Ireland panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Wandsworth. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Wandsworth.
My 20yr old son is embarking on her first house purchase, he had his mortgage in principle. After the offer was accepted on flat we contacted the bank to go forward with his. We were disappointed to hear that banks do not accept all property lawyer, they need to be on their approved list, is this right?
Banks ordinarily imposes restrictions either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Wandsworth conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.