I am in the process of selling my maisonette in Haydock and the EA has just text me to warn that the buyers are swapping property lawyer. The reason given is that the lender will only deal with property lawyers on their conveyancing panel. Why would a major lender only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Haydock ?
Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
I am need of leasehold conveyancing for an apartment in a relatively new development (seven years old) in Haydock. The vast majority the properties have already been sold. Do I need carry out the conveyancing searches as part of conveyancing in Haydock?
If you getting a loan, your lender will require some (many) of the searches so you'll have no choice. If not, then Haydock conveyancing searches are for you to decide upon. Your solicitor, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Haydock.
I am assisting my sister sell her house in Haydock. Will the conveyancing solicitor arrange an energy performance certificate or it is for me to see to?
Following the abolition of Home Information Packs, energy performance certificates was kept a required element of moving property. An EPC must be to hand before the property is advertised. It is not a task that law firms ordinarily arrange. If you are using a Haydock conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with long established Haydock accredited person
Last month we had a mortgage agreed in principle with Lloyds. Haydock conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds conducted the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My offer was accepted on a house in Haydock on 1/11/2024, valuation was booked five days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Are Aldermore entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Stirling Law several years ago for my conveyancing in Haydock. I now require my papers 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 Haydock of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What is different about your site and alternative internet conveyancing brokers for conveyancing in Haydock?
At this site get a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Haydock. As opposed to estate agents and many comparison sites we do not charge firms a fee if you instruct them for your home move in Haydock
My brother has recommend that I use his conveyancers in Haydock. Should I use them?
No doubt the ideal way to choose a conveyancing practitioner is to get feedback from friends or family who have used the conveyancer that you are contemplating using.