I plan on buying property in Wargrave. My property lawyer is not listed on the lender approved list. Is it possible for me to use my Wargrave conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
Various options include
- Carry on with your preferred Wargrave solicitor but your lender will need to retain a conveyancer from their approved panel. The net result is additional fees and likely frustration.
- Appoint a new conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
- Appeal to your lawyer to apply to join the lender panel
Would the conveyancing practitioners indexed on your site carry out right to buy conveyancing in Wargrave?
We have identified a variety of conveyancing lawyers who can conduct right to buy conveyancing matters Do call the lawyers listed in order to get a costs calculation.
Can I use your services to locate a Conveyancing solicitor in Wargrave even if I’m not buying or selling a house, for example where I intend to buy a shop in Wargrave with a mortgage from Lloyds TSB Bank?
Our comparison service is mainly used to locate domestic conveyancing solicitors in Wargrave but we have listed towards the bottom of this page some Wargrave commercial conveyancing firms. You will need to speak with the firm directly to see if they can also act for Lloyds TSB Bank
We're in Wargrave, First time buyers buying with a mortgage (lender is Kent Reliance , and our solicitor is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have paid off my mortgage with Co-operative. I assume I don't need a Wargrave property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
The mortgage over my property is with RBS for my property in Wargrave. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
RBS must be informed of your intention in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.
Our sealed bid on a detached house in Wargrave has been agreed to, but there is a chain. The owners have offered on a property, but it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have instructed a local conveyancing solicitor in Wargrave. What should be my next step? At what point should I apply for the mortgage with RBS?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Wargrave conveyancing search charges, etc). The first thing to do is ensure that your property lawyer is on the RBS conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. In a buoyant market some buyers will apply for the mortgage with RBS and arrange for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
How does conveyancing in Wargrave differ for new build properties?
Most buyers of new build or newly converted property in Wargrave contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Wargrave tend to buy the site, 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 conveyancers 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 accustomed to new build conveyancing in Wargrave or who has acted in the same development.