I have just been advised by my estate agent that my Wigston property lawyer is not on the lender Solicitor panel. How can I be certain if this is indeed the case?
The first thing you need to do is to contact your Wigston conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they may be able to suggest a Wigston conveyancing practice that is on the conveyancing panel for your bank.
The formalities of my remortgage has taken place for my property in Wigston. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I can not fathom if my lender requires a lease extension. I have called into my local Wigston building society branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Wigston conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
The lawyer must comply with the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being problematic. The Wigston solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
How does conveyancing in Wigston differ for newly converted properties?
Most buyers of new build premises in Wigston come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because developers in Wigston usually 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 accustomed to new build conveyancing in Wigston or who has acted in the same development.
Given that I will soon spend £400,000 on a terraced house in Wigston I wish to have a conversation with the conveyancer about mytransaction in advance of appointing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your property ownership legalities in Wigston.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Wigston should be the figure that you are charged.
I need to find a conveyancing solicitor for some conveyancing in Wigston. I've stumble across a web site which appears to be the ideal answer If there is a chance to get all this stuff done via web that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My step-mother completed her conveyancing in Wigston in 2006. She has since got married, divorced and is now remarried. She now intends to dispose of the Wigston property. I believe she will simply be asked to supply copies of the marriage papers to the lawyer however she is anxious it could delay the conveyancing. Should she appoint a lawyer to update the Land Registry information for the house?
You are not required to update the register providing you have the proof needed to show how the name change occurred.
The purchaser’s property lawyer should review the registered information and require evidence to prove the change of name e.g. marriage documentation.