I am in the market for a reasonably priced property lawyer. Should I go for for an online conveyancer or a local Wareham conveyancing solicitor?
In the main conveyancing solicitors in your location will enjoy strong relationships with your local authority, which can assist with your Wareham conveyancing searches that your lawyer will require. It can only help if they enjoy strong relationships with the Local Land Registry Office your area Wareham, other lawyers in the area and Wareham selling agents.
It is is a decade since I purchased my house in Wareham. Conveyancing lawyers have now been retained on the sale but I can't track down my title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they could be archived with the solicitor who oversaw the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Wareham relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
Me and my partner are buying a property in Wareham. It might be a silly question but how we can trust a lawyer? At some point we will need to send funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Wareham bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Wareham conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Provided that the conveyancer is on the bank panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My offer was accepted on an apartment in Wareham on 30/4/2025, valuation was booked five days after, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Are Co-operative entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I decided to have a survey completed on a house in Wareham in advance of instructing lawyers. I have been told that there is a flying freehold element to the property. The surveyor advised that some lenders may not issue a mortgage on this type of house.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wareham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wareham to see if the conveyancing costs will increase in light of this.
I'm remortgaging my existing home to a buy to let mortgage with Barnsley Building Society and I will use the rest of the raised equity as a deposit on further house. The neighborhood we are talking about is Wareham. Will your lawyers be able to act for both sets of mortgage companies and tie in the conveyances?
Make use of our comparison tool on this page to be sure that the lawyers are approved by both lenders. On the basis that they are the conveyancer will be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and communicate your desired outcome and requirements.
My husband and I are purchasing a 2 bedroom flat in Wareham. At the time of instructing our property lawyer, they told us that they were on all major UK mortgage company panels. Our mortgage broker called yesterday to say that they are not on the Coventry BS approved list. If it turns out to be true, what should we do? Do we simply find a new conveyancer that is on their approved list or should we pay for separate representation, with Coventry BS selecting their own approved property lawyer.
Where you are buying a property requiring a mortgage it is normal for the buyer’s lawyers to also represent the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to satisfy. Some mortgage companies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should contact Coventry BS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Coventry BS's conveyancing panel as you are at liberty to use your preferred Wareham lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.