I am six weeks into the sale of my maisonette in Birkenshaw and the estate agent has just text me to warn that the buyers are swapping conveyancer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. Why would a major mortgage company only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Birkenshaw ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose 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. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
It is a dozen years since I acquired my house in Birkenshaw. Conveyancing lawyers have just been retained on the sale but I am unable to track down my title deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with your lender or they could be in the possession of the solicitor who acted in the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Birkenshaw involves registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
My home in Birkenshaw is up for sale and I have a buyer. Does the conveyancing practitioner need to be on the HSBC conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
We are buying a property and the solicitor has referenced Chancel Repair for which the house may be obligated to contribute to as it falls into the area of such a church. She has mentioned insurance. Is this strictly appropriate for conveyancing in Birkenshaw
Unless a prior purchase of the premises completed after 12 October 2013 you can take it that conveyancing practitioners conducting conveyancing in Birkenshaw to remain encouraging a chancel search and or insurance against a claim.
What does commercial conveyancing in Birkenshaw cover?
Birkenshaw conveyancing for business premises covers a broad array of guidance, supplied by qualified solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am looking to buy a flat and need a conveyancing solicitor in Birkenshaw who is on the bank solicitor panel. Could you point me in the right direction as regards a Birkenshaw solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in Birkenshaw. We dont recommend any particular solicitor.