Are the Eccles conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Eccles conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
Will my lawyer be raising enquiries concerning flooding during the conveyancing in Eccles.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Eccles. There are those who purchase a house in Eccles, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous searches that may be carried out by the buyer or by their conveyancers which can figure out the risks in Eccles. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to find out whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a buyer could commence a compensation claim as a result of such an inaccurate reply. The purchaser’s lawyers should also order an environmental report. This will reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
I used Stirling Law several years ago for my conveyancing in Eccles. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Eccles of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £305k and identified one near me in Eccles I like with a park and station in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Eccles in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
I am 17 days into a leasehold purchase having been referred to a firm by the local agent to do our conveyancing in Eccles. I am not happy. Could you help me find new solicitors?
A solicitor would have to be really bad to suggest diss instructing them. Has your mortgage been issued? If so you must make them aware of the new contact details and have the loan are re-issued. Your new solicitor ideally should be on the mortgage company panel to avoid added fees and frustration. So that should be your first question of the new solicitors. The find a solicitor tool will help you find a lender approved conveyancer for your home move in Eccles
My step-son is embarking on her first house purchase, he had his mortgage in principle. After the seller agreed the offer on the apartment we rang the lender to progress the mortgage application. I was shocked to discover that mortgage companies do not accept all conveyancer, they have to be on a list, is this right?
Mortgage Companies normally restrict either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Eccles solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.