We are buying a 2 bedroom flat in Wigan with a mortgage. We would like to retain our Wigan solicitor, however the bank advise she’s not on their "panel". It seems we have little option but to instruct one of the lender panel firms or keep our Wigan property lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. 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 Wigan conveyancing solicitor to apply to be on the conveyancing panel.
Our Wigan conveyancer has uncovered a difference when comparing the surveyor’s assumptions in the valuation report and what is in the legal papers for the property. My lawyer informs me that he needs to check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am thinking of refinancing my flat in Wigan, does my lawyer have to be on the Principality Conveyancing panel?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
It has been four months since my purchase conveyancing in Wigan took place. I have checked the Land Registry site which shows that I paid £200,000 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 asset 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.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Wigan and how can your lawyers assist?
The 1954 Act gives a safeguard to business tenants, granting the legal entitlement to apply to court for a new lease and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Wigan
Why do I have to send my solicitor with various items of ID before they can proceed with my conveyancing in Wigan?
Wigan solicitors are duty bound by the Law Society, SRA, the Land Registry and current AML legislation to certify that the have verified the identity of their clients. It will also be a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, NI number and date of birth.