We are purchasing a 3 bedroom flat in Welling with a mortgage. We wish to retain our Welling conveyancer, but the bank advise he's not on their "panel". It seems we have no option but to use one of the mortgage company panel solicitors or keep our Welling solicitor and pay for one of their panel lawyers to act for them. We regard this is inequitable; are we not able to insist that the lender use our Welling lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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. A further alternative is for your Welling conveyancing lawyer to apply to be on the conveyancing panel.
Having invested time researching consumer advice sites for an online lawyer in Welling, most post that I should use a CQS assured solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes through the scheme protocol the standard includes many firms who execute conveyancing in Welling.
Can you point me to a directory of Principality panel conveyancers in Welling on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings open the public online. Where you are looking for a Welling solicitor on the Principality please make the most of our tool.
Two weeks ago we had a mortgage agreed in principle with Virgin Money. Welling conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money completed the survey? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My sealed bid on a detached house in Welling has been agreed to, the sellers do however have an associated purchase. The owners have placed an offer on on an apartment, but it’s not been accepted yet, and have viewings of other properties booked. I have selected a nearby conveyancing solicitor in Welling. What should be my next step? At what stage should I apply for the mortgage with Bank of Ireland?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Welling conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the Bank of Ireland conveyancing panel. Concerning the next phase this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. In a buoyant market some home buyers would apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Welling.
Are there restrictive covenants that are commonly picked up during conveyancing in Welling?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Welling. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm purchasing my first flat in Welling with a mortgage from Norwich and Peterborough Building Society. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about this extras as it would adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How easy is it to swap conveyancer as I need to retain a firm on the Birmingham Midshires conveyancing list. I was using a high street conveyancing solicitor in Welling round the corner but he is not accepted by Birmingham Midshires
We will our best to assist in finding you a conveyancing solicitor in Welling on the Birmingham Midshires panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Welling. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Welling.