My husband and I are hoping to purchase a flat in Wigston and have appointed a Wigston conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Alliance & Leicester have this morning contacted us to advise us that there is now an issue as our Wigston conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is usual 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 solicitor 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 bank's conveyancing panel as you are at liberty to use your preferred Wigston lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am planning to move property in April. Will my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Wigston. Conveyancing firm was found before I stumbled across your website.
On the day of completion you can collect the keys from the estate agent however this can only be done once the previous owners lawyers inform the agent that the monies to complete are in and the keys can be given over. After that you will need to advise the removal men that you are ready to move in. We are not in a position to recommend a particular removal organisation but can assist you in locating a residential property solicitor in Wigston or a firm with expertise in conveyancing in Wigston.
When it comes to mortgage companies such as Co-operative, do Wigston solicitors face a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wigston solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wigston postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Wigston.
I have justfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Wigston for a purchase of a leasehold apartment 18 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wigston conveyancing specialists.
How does conveyancing in Wigston differ for new build properties?
Most buyers of new build property in Wigston contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Wigston 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 conveyancers 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 Wigston or who has acted in the same development.
Taking into account that I am about to spend hundreds of thousands of pounds on a terraced house in Wigston I would like to have a conversation with the conveyancer concerning theconveyancing before instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your conveyancing in Wigston.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Wigston should be the figure that you are charged.
Can you offer any advice when it comes to appointing a Wigston conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Wigston conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Wigston conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
If the firm is not ALEP accredited then why not? How familiar is the firm with lease extension legislation?
Wigston Leasehold Conveyancing - A selection of Queries Prior to Purchasing
In the main the cost for major works are not built into the service charges, albeit that some managing agents in Wigston ask leasehold owners to contribute towards a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance. Is there a share of the freehold? What prohibitions exist in the Wigston Lease?