My wife and I are buying a 2 bedroom apartment in Burscough with a mortgage. We have a Burscough lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Burscough conveyancer as well as pay for one of their panel firms to represent them. We consider that this is unjust; can we not demand that the mortgage company use our Burscough solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Burscough conveyancing solicitor to apply to be on the conveyancing panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Burscough
Two types of professional can do conveyancing in Burscough namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that required to complete the disposal or acquisition of property. They are both obliged to perform Burscough conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all requisite procedures will be appropriately followed.
is it true that all Burscough solicitor practices on the RBS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be overseen by the SRA. Some banks do permit licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
My wife and I have arranged the release of further monies on our home loan from Nationwide as we wish to carry out improvements to our home in Burscough. Are we obliged to select a bricks and mortar Burscough solicitor on the Nationwide conveyancing panel to deal with the paperwork?
Nationwide do not ordinarily require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
Are there restrictive covenants that are commonly picked up during conveyancing in Burscough?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Burscough. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
In what way does the Landlord & Tenant Act 1954 impact my business property in Burscough and how can your lawyers assist?
The particular law that you refer to provides security of tenure to business leaseholders, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Burscough
As co-executor for the will of my father I am disposing of a residence in Swansea but live in Burscough. My solicitor (approximately 300 miles awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Burscough to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Burscough based
How much experience do your Burscough conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Burscough conveyancing lawyers help thousands of buyers move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Burscough conveyancers have worked on recent similar cases.