I am expecting a mortgage with Santander. I intend to instruct a Licensed Conveyancer in Wroxham. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are about to exchange contracts for a freehold house in Wroxham. We have hit a problem. The mortgage offer with Virgin Money expires on 12/9/2025 but the sellers are suggesting a completion date of 16/9/2025. Is it possible to extend the loan expiry date?
The best person to address this issue is your lawyer who will assess whether he or she is should be discussing with the bank, vendor’s conveyancers, estate agents or indeed all parties given the circumstances your house move to date.
It is 10 years ago since I acquired my house in Wroxham. Conveyancing lawyers have recently been retained on the sale but I can't track down the title documents. Is this a major issue?
You need not be too concerned. First the deeds may be kept by your mortgage company or they may stored with the solicitor who handled your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Wroxham relates to registered property but in the rare situation where your home is unregistered it is more tricky but is resolvable.
How do I investigate if the solicitor conducting my conveyancing in Wroxham is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £187.00 plus VAT in further conveyancing invoice.
You should make use of the search tool on this web page. Please choose the lender and type ‘Wroxham’ or your location and you will discover a number of lawyer offices in Wroxham or by proximity to you.
Do I need to be suspicious by estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Wroxham conveyancing firm?
As with many service providers, often referrals from family and friends can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing transaction; estate agents, financial adviser and banks might all suggest conveyancers to choose. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are at liberty to select your preferred lawyer. You need to be aware that many mortgage providers specify a panel list of law firms you are obliged to use for the lender related work in your transaction.
To what extent are Wroxham conveyancing solicitors duty bound by the Law Society to publish clear conveyancing costs?
Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Wroxham or across England and Wales.