Is it realistic for conveyancing in Waolstenholme to be finalised in 3 weeks?
In the event that you are under a tight deadline to sign contracts we would recommend that your conveyancer is familiar with the area as they will make use of local contacts and knowledge. It is even conceivable that they would have transacted otherproperties in the same street. You would be best advised to use a Waolstenholme conveyancing firm. Second, ensure that the conveyancing firm is on the member panel. It is claimed that 18% of Waolstenholme conveyancing transactions are frustrated or derailed after finding out that a purchaser’s conveyancer was not on their mortgage lender’s member panel. This can often result in the home move being delayed by almost three weeks. It is understood that this issue impacts approximately one hundred thousand home sales every year. Almost all Waolstenholme conveyancing firms can not represent certain banks so do check as early as possible.
Please explain the implications if my lawyer’s firm is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Waolstenholme?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Can you point me to a directory of Santander panel solicitors in Waolstenholme on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings visible over the internet. If you are in need of a Waolstenholme solicitor on the Santander please use our tool.
Last month we had a mortgage agreed in principle with UBS. Waolstenholme conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS completed the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being difficult. The Waolstenholme solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the primary cause of obstruction in Waolstenholme conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Waolstenholme.
I am seeking to acquire a repossessed house in Waolstenholme and the bank selling demand completion inside 28 days. Do solicitors meet that timeframe? Would it be better to instruct a high street Waolstenholme firm or an online conveyancer that advertises to offer speedy conveyancing?
Attend your Waolstenholme high street. Go in to 3 solicitor’s offices and ask to see a conveyancing solicitor for an estimate. Set out your needs and try and obtain assurances on deadlines. Select the one that comes across as most genuine. Be sure to select a property lawyer on the panel of property lawyers who can act for your mortgage company.