I am selling my ground floor flat in Aintree and the EA has just called to say that the purchasers are swapping law firm. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only work with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Aintree ?
Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Can your site be used to locate a Conveyancing solicitor in Aintree even where I’m not purchasing or selling a house, for example if I intend to buy a shop in Aintree with a mortgage from Coventry Building Society?
The service is predominantly used to help choose residential conveyancing solicitors in Aintree but we have set out at the bottom of this page some Aintree commercial conveyancing firms. You should make contact with the firm directly to establish if they can also act for Coventry Building Society
This question may be naive but I am new to the home buying as a 1st time purchaser of a ground floor flat in Aintree. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Aintree?
On the day of completion you do not need to go to the conveyancers office in Aintree. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be able to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
My wife and I purchasing a 3 bedroom semi in Aintree. We would like to carry out an extension to the side at the house.Will the conveyancing process include investigations to ascertain if these alterations are permitted?
Your conveyancer will review the deeds as conveyancing in Aintree can on occasion reveal restrictions in the title deeds which prohibit certain alterations or need the permission of another owner. Some works require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
At last I have had an offer on an apartment in Aintree accepted, the sellers do nevertheless have an associated purchase. The vendors have offered on a property, however it’s not yet tied up, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Aintree. What should be my next step? When do I get the mortgage application with Bank of Ireland started?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Aintree conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Bank of Ireland approved list. As to the subsequent stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a hot market many home buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Aintree.
Me and my brother have a semi-detached Edwardian property in Aintree. Conveyancing lawyer represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the matching address. Is it worth asking National Westminster Bank to clarify?
You should review 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Aintree and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the conveyancing.
How do I locate a Aintree solicitor on the Yorkshire Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the conveyancer.
Feel free to make use of the search on this page. Please pick a bank and your location and you will see a number of Aintree conveyancing lawyers based on proximity. We have listed some Aintree conveyancing firms towards the end of this page and you can ring them to see whether they are on the Yorkshire Building Society member panel
We're novice buyers - had an offer accepted, but the selling agent told us that the vendor will only move forward if we appoint the agent's chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Aintree
It is highly unlikely the vendors are behind this. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to use your preferred Aintree conveyancing lawyers - rather thanthose that will earn their estate agent a introducer fee or meet his conveyancing figures set by head office.