I am acquiring a leasehold flat in Widnes. My lawyer has never been on on the bank conveyancing list. Can I still appoint my Widnes conveyancing solicitor notwithstanding that they are not on the lender panel?
One will need to instruct a conveyancing practitioner to complete the formalities if you take out a loan to buy your property. The lawyer will conduct all the appropriate investigations on the property, make sure that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is in order. One can select a Widnes lawyer of your choice. However, where the lawyer appointed is not on the mortgage company solicitor panel additional charges will arise as separate legal representation will be need by the bank. Bank panel applications can be submitted, so if your conveyancer has not in the past sought membership they should take the chance to apply.
Please could you suggest a Halifax accepted Widnes conveyancing firm that can complete within 28 days? Would it be better to use a high street Widnes solicitor or a national comparison site?
We would be happy to suggest some excellent Widnes conveyancing firms. You can also walk up the main road in Widnes. Visit two or three firms and request to speak with a conveyancing solicitor for a fee estimate. Explain your deadline together with your reasons and get an assurance on your deadline. Choose the one that appears most efficient.
We expect to receive a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Widnes solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Widnes solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
After much negotiation I have agreed a price on a house in Widnes. My mortgage broker suggested a conveyancer. I paid an on account payment of £175. A couple of days later, the lawyer called me to say that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase maisonette in Widnes. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Widnes lawyer is on the Leeds Building Society conveyancing panel.
three months have elapsed since my purchase conveyancing in Widnes completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Widnes differ for new build properties?
Most buyers of new build or newly converted property in Widnes contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because builders in Widnes typically acquire 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 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 used to new build conveyancing in Widnes or who has acted in the same development.
The estate agent has suggested using their conveyancing practitioner for our conveyancing in Widnes - Surely it’s better to just instruct them?
It is not always the case and you are entitled to opt for whichever property lawyer you prefer for your Widnes conveyancing. The conveyancer suggested by a 3rd party adviser may not always be the best lawyer, they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.