We wish to acquire a newbuild flat in Wymondham with a mortgage from Santander.We have a Wymondham conveyancing lawyer but Santander says she’s not on their approved list of member firms. It seems we are left with no choice but to instruct a Santander panel solicitor or keep our high street solicitor and pay for a Santander panel lawyer to act for them. This seems very unfair; Can we not simply insist that Santander use our lawyer?
Unfortunately,no. The loan issued to you is subject to its terms and conditions, a common one being that solicitors needs to be on the Santander approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Santander
How can we tell if a Wymondham conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Wymondham seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.
I have decided to exercise my right to buy my property in Wymondham off the council. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
I can not fathom if my bank requires a lease extension. I have telephoned my Wymondham building society branch on numerous occasions and was told they are content with the situation and they would lend. My Wymondham conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancing practitioner has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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.
Are there restrictive covenants that are commonly picked up during conveyancing in Wymondham?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wymondham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying my first flat in Wymondham with a mortgage from Leeds Building Society. The developers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about the extras as it will affect my mortgage with Leeds Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm converting the mortgage on my existing home to a BTL mortgage with Norwich and Peterborough Building Society and intend to use the remaining equity as a down payment on a second property. The location we are looking at is Wymondham. Will your conveyancers be able to act for both sets of lenders and link together the two deals?
Do use our comparison tool on this site to be sure that the lawyers are approved by both lenders. On the basis that they are your solicitor should be able to tie up the two deals but you should talk with you solicitor and make clear your expectations and requirements.
My husband and I are 3 weeks into a leasehold purchase having been directed to solicitors by the estate agent to carry out the conveyancing in Wymondham. We are not happy. Can you you assist me in finding new solicitors?
They would need to be very bad to suggest diss instructing them. Has the mortgage been generated? In the event that it has you need to inform them of the new contact details and ensure the offer are re-issued. The conveyancer needs to be on the mortgage company panel to avoid escalating fees and complications. That should be your starting point. The find a solicitor tool can help you find a lender approved solicitor for your home move in Wymondham