I am 4 weeks into the sale of my flat in Dukinfield and the estate agent has just e-mailed to warn that the buyers are appointing a new property lawyer. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. Why would a big named mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Dukinfield ?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies justify this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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 purchasers are not going to have any impact on this.
Finally the sale completed on my house in Dukinfield last February yet the purchaser is telephoning every few hours complaining that her lawyer is waiting to hear from mysolicitor. What should have happened now that I have sold?
Following your disposal your solicitor is obliged to send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your solicitor must also confirm that the mortgage has been paid off to the buyers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Dukinfield.
About to purchase a new build flat in Dukinfield. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Dukinfield
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I decided to have a survey done on a house in Dukinfield in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend refuse to grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dukinfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dukinfield to see if the conveyancing will be more expensive.
How easy is it to transfer to a new firm as I need to select a firm on the Chelsea Building Society conveyancing list. I was using a family conveyancing solicitor in Dukinfield round the corner but she is not approved by Chelsea Building Society
We will our best to assist in finding you a conveyancing solicitor in Dukinfield on the Chelsea Building Society panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Dukinfield. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Dukinfield.
My partner and I are acquiring a 2 bedroom flat in Dukinfield. When we first instructed solicitor, they said that they were on all major UK mortgage company panels. Our mortgage broker called today to advise that they don't appear to be on the RBS approved list. Should that be true, what should we do? Do we just find a new conveyancer that is on their approved list or do we pay for dual representation, with RBS selecting their own approved lawyer.
If you are purchasing a property needing a mortgage it is usual for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to meet. Some lenders now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact RBS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on RBS's conveyancing panel as you are at liberty to use your preferred Dukinfield lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.