Me and my partner are buying a 2 bedroom flat in Warfield with a mortgage. We like our Warfield conveyancer, but the mortgage company advise he's not on their "panel". It appears that we have little choice but to select one of the bank panel conveyancing practices or continue with our Warfield property lawyer as well as pay for one of their panel firms to represent them. This seems very unfair; can we not require that the bank use our Warfield lawyer ?
No, not really. 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 Warfield conveyancing lawyer to apply to be on the conveyancing panel.
Can you suggest a Godiva Mortgages Ltd allowed Warfield conveyancing solicitor who can have us moved in within less than a month? Would it be better to use a local Warfield practice or a factory type firm?
We can recommend some very good Warfield conveyancing firms. Another option is to visit the main road in Warfield. Approach two or three firms and request to see a conveyancing solicitor for a costs illustration. Mention your time frames together with the reasons and ask for a commitment on speed. Select the lawyer that genuine.
I used Action Conveyancing a few years ago for my conveyancing in Warfield. Now, I need my documents however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Warfield of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Warfield differ for newly converted properties?
Most buyers of new build or newly converted property in Warfield come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Warfield tend to purchase the land, 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 conveyancing solicitors 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 Warfield or who has acted in the same development.
Should I go with a Warfield conveyancing practitioner based in the location that I am hoping to buy? An old friend can deal with the conveyancing but his firm is located a couple of hundredmiles drive away.
The primary upside of using a high street Warfield conveyancing practice is that you can drop in to execute documents, deliver your ID and apply pressure on them if necessary. Having local Warfield know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were content that must outweigh using an unknown Warfield conveyancing solicitor solely due to them being Warfield based.