Is the fact that my conveyancer in Eccles is not on my bank's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Eccles conveyancing practice and enquire why they are no longer on the approved list for your bank.
AssumingI was to purchase a freehold housein Eccles mortgage fee and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in Eccles?
The only reduction in fees you would achieve is the disbursement for searches. A solicitor is required to do the vast majority of work - money laundering, communicating with the vendors solicitor, stamp duty return, register the property etc. You might save a bit for them not having to register a charge but it will not be meaningful.
Our mortgage company has recommended solicitors on their panel based in Eccles but I would rather use a conveyancing lawyer in Eccles local to me. Are you able to help?
Far from all Eccles conveyancing firms are on all lender’s conveyancing panel. Use the above search tool to locate a Eccles conveyancing firm on the on the bank panel.
I am buying a detached bungalow in Eccles. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to determine if these alterations are permitted?
Your solicitor will check the registered title as conveyancing in Eccles can sometimes identify restrictions in the title deeds which restrict categories of alterations or need the permission of a 3rd party. Many works need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
I have paid off my mortgage with Santander. I assume I don't need a Eccles property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Virgin Money have agreed my home loan in principle, my offer on a property in Eccles has been accepted, what happens next?
The estate agent will need to know who your solicitors are (be sure the property lawyers are on the bank’s panel). Contact Virgin Money or your broker and finish off any outstanding paperwork. Virgin Money will instruct a valuer who will get in contact with the selling agent or owners to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Virgin Money will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Eccles.
I moved into my apartment on 8 October and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Eccles expressed confidence that it would be concluded inside ten days. Are properties in Eccles uniquely lengthy to register?
As far as conveyancing in Eccles is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and if the Land registry must send notices to any third parties. Currently roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Registration is effected after the buyer is living at the property therefore an expedited registration is not always top priority but where there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
I decided to have a survey carried out on a property in Eccles prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders will not give a loan on such a house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate 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 Eccles. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Eccles to see if the conveyancing will be more expensive.