Please explain the implications if my lawyer’s firm is expelled from the Skipton Conveyancing panel ahead of completing my conveyancing in Baguley?
The first thing to point out is that, 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 for a fee.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Baguley?
Its becoming the norm that commercial conveyancing solicitors in Baguley will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Baguley. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Baguley.
For every commercial conveyancing transaction in Baguley it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Baguley commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Baguley.
I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Baguley for a purchase of a freehold house 18 months ago. How can I check that the property is not still registered in the name of the previous owner?
The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Baguley conveyancing specialists.
I decided to have a survey done on a house in Baguley prior to appointing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies may not give a loan on this type of home.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further with 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 Baguley. Conveyancing will be smoother if you use a solicitor in Baguley especially if they are accustomed to such properties in Baguley.
Do I need to be suspicious about 3rd parties that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Baguley conveyancing company?
As is the case with lots of professional services, often referrals from family and friends can be most helpful. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend lawyers to appoint. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the right to appoint your own conveyancer. You need to be aware that most mortgage providers specify a panel list of solicitors you have to use for the lender related work in your home move.
Builders have recommended to me a conveyancing practitioner and I've sought an estimate from them. It's almost £250 cheaper than my preferred Baguley solicitor. What's the catch?
Developers normally have panels of conveyancing practitioners who are quick and who know the developer’s documentation and conveyancer. As many developers offer an inducement to use their approved solicitor for this reason, any increased cost can be avoided and a builder will not recommend a conveyancing warehouse and run the risk of having the transaction delayed when they need an exchange within a tight time frame. The argument for not agreeing to use the recommended property lawyer is that they may prove hesitant to 'push' your interests at the risk of alienating the developer. If you worry that this may be the case you should keep with your high street Baguley lawyer.