My IFA has requested my Woodford solicitor’s panel member for the Nat West conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Woodford office but they have not got back to me yet.
Have you tried speaking to your Woodford conveyancing practitioner about this?. Most Woodford conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Woodford so that I can pop in to their offices if necessary.
As opposed to ten years ago, most mortgage companies no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still distinct benefits to using a locally based solicitor, in your case a conveyancing solicitor in Woodford.
is it true that all Woodford solicitor firms on the Virgin Money conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the SRA. Some lenders do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Woodford building society branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Woodford conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the solicitor is on the mortgage company approved list, they must adhere to the CML Handbook conditions for the 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After months of negotiation I have agreed a price on an apartment in Woodford. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Yorkshire BS 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 Yorkshire BS 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.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Woodford?
Many commercial conveyancing solicitors in Woodford will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Woodford. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Woodford.
For each commercial conveyancing transaction in Woodford it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Woodford commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Woodford.
About to purchase a new build apartment in Woodford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Woodford
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.
Midway through the sale of a leasehold flat in Woodford. Conveyancing solicitors are doing their job but we have been asked to pay an extortionate amount from the freeholder. So far we have forked out £237 for a leasehold management pack and then another £118 for answers to questions supplied by the purchaser's conveyancing practitioner.
Your conveyancer will unlikely have any control over the extent of the charges for this information but the average costs for the information for Woodford leasehold property is £355. For Woodford conveyancing transactions it is customary for the owner to pay for these charges. The landlord or their agents are not duty bound to address these questions although many will agree to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no legislation that requires fixed fees for administrative tasks. Neither is there any legal time limit by which they are required to issue the information.