It has come to my attention via my IFA that my Cheshire property lawyer is not on the bank Conveyancing panel. What can I do to be certain whether this is indeed the case?
The best course of action for you to take is to call your Cheshire conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I am planning to acquire a flat and need a conveyancing solicitor in Cheshire who is on the Yorkshire Building Society solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Cheshire. We dont recommend any particular firm.
I happen to be the only recipient of my late mum's estate with all property in now in my sole name, including the house in Cheshire. The Cheshire property was put into my name in July. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be considered the same way as though I had purchased the property in July. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many mortgage companies would take a practical view as this provision is chiefly there to identify subsales or the wholesaling and assigning of property.
Can you point me to a directory of TSB panel conveyancers in Cheshire on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings available over the internet. If you are looking for a Cheshire property lawyer on the TSB please make the most of our tool.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Cheshire solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cheshire postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Cheshire.
I am close to exchanging contracts on the sale of our house in Cheshire and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Cheshire conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Cheshire. Having lived in Cheshire for three years we know of no issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
My husband and I are new on the property ladder - had an offer accepted, yet the agent informed us that the owners will only proceed if we use the agent's recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Cheshire
We suspect that the owner is unaware of this request. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you will continue to instruct your preferred Cheshire conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by head office.
Me and my partner are about to exchange buying a property in Cheshire but as a consequence of wreckage from the recent storms I have negotiated reparation from the owner of £3k taking the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process yet my mortgage company will not agree to this. Why were they notified?
The property lawyer being on the lender approved list is duty bound to inform the mortgage company of any changes to the purchase price. If you prohibit your solicitor to disclose the reduction to your bank then they would have to disinstructing themselves from representing you and the mortgage company.