My fiance and I are planning to purchase a house in Adlington and have appointed a Adlington conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Barnsley Building Society have this afternoon contacted us to inform me that they have now hit a problem as our Adlington conveyancer is not on their conveyancing panel. Please explain?
Where you are buying a property requiring a mortgage it is usual 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 lender 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Adlington solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
My bid for a property was accepted at auction in Adlington. Conveyancing is required. What are my next steps?
Now that you are exchanged you must appoint a conveyancing practitioner quickly as you now have a fast approaching a fixed date to complete the conveyancing. Every auction property will have a corresponding legal pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You must give this to the lawyer working for you at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
We had instructed conveyancers based in Adlington on the TSB solicitor approved list. They have just billed me an additional amount for dealing with the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. This charge is not dictated by TSB but by your Adlington property lawyer. Some firms on the TSB panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.
How can we tell if a Adlington conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Adlington 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 advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your transaction.
My wife and I own a 4 bedroom Victorian house in Adlington. Conveyancing solicitor represented me and Chelsea Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Adlington and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
Due to the input of my in-laws I had a survey completed on a house in Adlington prior to instructing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders tend not give a mortgage on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Adlington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Adlington to see if the conveyancing will be more expensive.
How difficult is it to change solicitor as I need to select one who is on the Platform Home Loans Ltd conveyancing panel. I instructed a family conveyancing solicitor in Adlington five minutes from me but he is not approved by Platform Home Loans Ltd
We will our best to assist in finding you a conveyancing solicitor in Adlington on the Platform Home Loans Ltd panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Adlington. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Adlington.
My father-in-law has urged me to appoint his lawyers for conveyancing in Adlington. Should I find my own property lawyer?
Much as we are happy to recommend a Adlington conveyancing lawyer the ideal way to choose a conveyancing practitioner is to seek guidance from friends or family who have actually experience in using the firm that you are considering.