My husband and I are hoping to purchase a house in Welling and have appointed a Welling conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Skipton Building Society have this morning contacted us to inform me that they have now hit a problem as our Welling lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Welling lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
My husband and I are purchasing a newly converted flat in Welling with a residential mortgage from The Mortgage Works.We like our Welling conveyancing lawyer but The Mortgage Works informed us he's not on their approved list of firms. We have to appoint a The Mortgage Works panel solicitor or retain our high street solicitor and fork out for a The Mortgage Works panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that The Mortgage Works use our lawyer?
No, not really. The mortgage issued to you contains terms and conditions, one of which will be that lawyers will be on the The Mortgage Works conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Mortgage Works
My partner and I are intent on selling our home in Welling and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Welling. We have lived in Welling for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. 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 health insurance to cover that same illness)
How does conveyancing in Welling differ for new build properties?
Most buyers of new build premises in Welling contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Welling tend to acquire the real estate, 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 conveyancing solicitors 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 Welling or who has acted in the same development.
We're novice buyers - agreed a price, yet the property agent has warned us that the seller will only move forward if we appoint their recommended lawyers as they are insisting on an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Welling
It is highly unlikely the sellers are driving this. If they require ‘a quick sale', turning down a serious buyer is going to damage their objectives. Speak to the vendors direct and make sure they comprehend that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Welling conveyancing lawyers - not the ones that will provide the estate agent a commission or achieve conveyancing thresholds pre-set by HQ.
Is planning consent necessary to change a house into multiple flats in Welling? This has occurred to a property opposite to a relative in Welling and was not aware of the conversion until after the works were finished.
Planning Permission yes. Building Regulations yes.