I can't travel far from Wells. I would like to know the logic why all Wells property lawyers aren't automatically on all mortgage company panels?
Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in mortgage companies removing a number of firms off their panel of approved conveyancers .
We note that you have a search directory listing firms on the HSBC conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Wells?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wells.
I am planning to move property in April. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Wells. Conveyancing solicitor was chosen prior to coming across this site.
On the afternoon of completion you can pick up the keys from your estate agent however this should only happen when the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to tell the removal company that they can start moving you in. We do not recommend a specific removal company but can assist you in locating a residential property solicitor in Wells or a legal practice with expertise in conveyancing in Wells.
I'm in the process of looking at apartments in Wells and I am about to put in an offer. Is it advisable to have a lawyer on ‘stand by’? I am planning to take a home loan with Coventry BS.
It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
I am selling my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Wells solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial site in Wells?
Many commercial conveyancing solicitors in Wells will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Wells. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wells.
For each commercial conveyancing transaction in Wells it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Wells commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Wells.
I am looking for a leasehold apartment up to £195,000 and found one round the corner in Wells I like with amenity areas and station in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Wells in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage that many years may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
I have just found out that one of the directors of the solicitors handling the purchase conveyancing in Wells is is the mother of the owners that we are buying from. Is this permitted?
On the basis that there is no conflict of interest this is allowable. Where you are obtaining mortgage finance then the lender may have a say as many banks have specific instructions concerning this. For example for Coventry Building Society as of 10/2/2024, the requirements read as follows :