My husband and I are buying a 2 bedroom apartment in Woodhall Spa with a mortgage. We have a Woodhall Spa solicitor, however the mortgage company advise she’s not on their "panel". It appears that we have no option but to appoint one of the lender panel firms or retain our Woodhall Spa property lawyer and pay for one of their panel firms to represent them. We consider that this is inequitable; can we not demand that the bank use our Woodhall Spa lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Woodhall Spa conveyancing lawyer to apply to be on the conveyancing panel.
I have given 2 months notice to my existing landlord and must leave my rented property in Woodhall Spa by 25/6/2025. Conveyancing for my house purchase has just started. Can I complete in 4 weeks as don't want to have to move into short term accommodation?
The normal practice is not to give notice on a rental until your lawyer suggests that you should. If you have not already done so, update to your solicitor and urge them to they apply pressure on the other lawyers, try to a target completion date that everyone will look towards
Should lawyers request money up-front for conveyancing in Woodhall Spa?
If you are buying a property in Woodhall Spa your lawyer will ask you put them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the purchase price then this should be required shortly before contracts are exchanged. The final balance that is needed should be transferred a couple of days ahead of the day of completion.
How does conveyancing in Woodhall Spa differ for new build properties?
Most buyers of new build premises in Woodhall Spa contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because developers in Woodhall Spa typically acquire the real estate, 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 Woodhall Spa or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Woodhall Spa ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks may not give a mortgage on this type of property.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Woodhall Spa. Conveyancing will be smoother if you use a solicitor in Woodhall Spa especially if they are familiar with such properties in Woodhall Spa.
Are all Woodhall Spa conveyancers on every bank conveyancing panel?
You can use our search tool or you can pop into your local lender branch in Woodhall Spa. Chances are that they will be in a position to suggest some approved conveyancing solicitors in Woodhall Spa