Me and my fiance are buying a 2 bedroom flat in Wokingham with a mortgage. We have a Wokingham conveyancer, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Wokingham lawyer as well as pay for one of their panel firms to represent them. We consider that this is inequitable; are we not able to insist that the bank use our Wokingham lawyer ?
No, not really. 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 Wokingham conveyancing lawyer to apply to be on the conveyancing panel.
The owners of the home we are looking to purchase have instructed a conveyancing firm in Wokingham who has suggested a exclusivity contract with a payment 6,000. Are such agreements sensible?
Exclusivity agreements are contracts between a property seller and purchaser giving the buyer exclusive rights to the sale of the property within a prescribed time frame. For all intents and purposes, an exclusivity is a document specifying that you will be issued with a contract at a later date which is the contract for the actual sale. It is generally used for buyer assurance though in many situations, the seller may stand to benefit from such agreements as well. There are numerous pros and cons to having an agreement but you need to check with your lawyer but note that it may result in incurring extra in conveyancing charges. For these reasons these agreements are rare in relation to conveyancing in Wokingham.
After looking at consumer advice sites for an affordable lawyer in Wokingham, most post that I should look for a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Wokingham is one of the numerous areas in England and Wales where there are Accredited lawyers.
I decided to have a survey completed on a house in Wokingham in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some lenders will refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wokingham. Conveyancing will be smoother if you use a solicitor in Wokingham especially if they are acquainted with such properties in Wokingham.
Given that I am about to part with over three hundred thousand on a terraced house in Wokingham I wish to talk to a solicitor concerning theconveyancing ahead of instructing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your property ownership legalities in Wokingham.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Wokingham should be the figure that you are charged.
I am thinking of appointing a conveyancing lawyer in Wokingham for my sale. Is there any facility to see a solicitor's record with the profession’s regulator?
Anyone may read published Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.