I am not in a position to travel far from Great Harwood. What is the rationale as to why all Great Harwood conveyancing practitioners aren't included on all bank panels?
Banks tend to restrict either the nature or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that the practice needs to have two or more partners. As well as restricting the type of firm, some banks decided to restrict the size of their panel they permit to act for them. You should note that mortgage companies have no responsibility for the standard of advice provided by any Great Harwood conveyancing practitioner on their panel. Property fraud was the primary trigger for the rationalisation of conveyancing panels from 2008 even though there are contrary views about whether solicitors sat at the center of that fraud. Statistics from HM Land Registry reveal that thousands of conveyancing firms only carry out less than three conveyances annually. Those vindicating conveyancing panel cuts question why conveyancing firms should have any entitlement to be on a lender panel when it is apparent that property law is not their primary expertise?
Is there a reason why leasehold purchase conveyancing in Great Harwood costs more?
In short, leasehold conveyancing in Great Harwood and elsewhere usually involve additional work compared to freehold transactions. This includes reviewing the lease, liaising with the landlord concerning the service of applicable notices, obtaining current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first entered into.
My Solicitor in Great Harwood has never been on on the HSBC Bank Solicitor Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the HSBC Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Great Harwood solicitors but HSBC Bank will need to retain a conveyancer on their panel. This will result in additional total legal fees and cause frustration.
- Choose a new practitioner to act in the conveyancing, not forgetting to check they are HSBC Bank approved.
- Try to convince your HSBC Bank based solicitor to attempt to join the HSBC Bank panel
A colleague advised me that where I am buying in Great Harwood I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Great Harwood conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Great Harwood around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Great Harwood.
In my capacity as executor for the will of my grandfather I am selling a residence in Monmouth but I am based in Great Harwood. My conveyancer (who is 260 miles awayhas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Great Harwood to attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Great Harwood
I am purchasing a flat and require a conveyancing solicitor in Great Harwood who is on the mortgage company solicitor panel. Can you recommend a Great Harwood or local Great Harwood solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Great Harwood. We dont recommend any particular firm.