My partner and I are hoping to buy a property in Sacriston and have appointed a Sacriston conveyancing firm. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Halifax have this evening contacted us to advise us that there is now an issue as our Sacriston solicitor is not on their approved list of lawyers. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Sacriston lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Do all mortgage companies provide you with an approved list of Sacriston conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?
Sacriston conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
I have 71 years left on my lease and require a lease extension for my flat in Sacriston. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 24/4/2024 the requirements read as follows :
Is it the case that all Sacriston solicitors on the UBS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
Can I be sure that the Sacriston conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Sacriston getting recommendations is a sensible start. 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 which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.
My husband and I have arranged a further advance on our mortgage from Virgin Money as we intend to carry out renovations to our property in Sacriston. Do we need to choose a high street Sacriston solicitor on the Virgin Money conveyancing panel to handle the legals?
Virgin Money don't usually appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.
I require quick conveyancing in Sacriston as I am under pressure to exchange contracts within one month. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Sacriston the following are instances of issues that can crop up and therefore impact market value: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...
Taking into account that I am about to part with £400,000 on a garden flat in Sacriston I wish to have a conversation with the solicitor regarding thehouse move before instructing the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your property ownership legalities in Sacriston.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Sacriston should be the figure that you are charged.