Find a Lender-Approved Local Conveyancer in Ince in Makerfield

Ready to buy a new home? Find a law firm approved by your lender.

There is a good reason why you won’t find people saying “if only I would have chosen a cheap factory-type firm”! Go local - instruct a conveyancing solicitor in Ince in Makerfield

Top 5 reasons to let us assist you choose a high street conveyancing solicitor in Ince in Makerfield

  • 1 Chances are that the the lawyers for the other party have offices in Ince in Makerfield - if so both parties are likely to be familiar
  • 2 Low cost packages from online conveyancers might seem attractive. However, these organisations are often located hundreds of kilometers away with little understanding of the factors that impact property transactions in Ince in Makerfield
  • 3 Using a high street Solicitor usually means that you will receive a more personal touch. When using a an online conveyancing factory, you tend to be looked after by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 4 Excellent communication together with pure property experience are key benefits that you should seek when selecting conveyancing solicitors. Ince in Makerfield property deals can become significantly more complicated due to poor communication between all the parties. The lawyers listed endeavour to make sure that communication channels are open and act on arising issues and developments instantly.
  • 5 Regardless other sites advise it just might be necessary to visit your lawyer to execute documents. There are enough parties with an interest in a house sale without needing to include the postman into the mix.

Examples of recent conveyancing in Ince in Makerfield since January 2021*

Recently asked questions about conveyancing in Ince in Makerfield

I am one month into the sale of my flat in Ince in Makerfield and the EA has just e-mailed to say that the purchasers are changing their solicitor. The reason given is that the bank will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Ince in Makerfield ?

Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lenders attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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.

We wanted to use a property lawyer in Ince in Makerfield for our house move. Our financial adviser has since advised us that our mortgage lenders Britannia won't deal with them. Surely this is unfair competition?

Mortgage Companies tend to restrict either the category or the amount of conveyancing practices on their panel. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have reduced the number of solicitor practices they allow to represent them. Be aware that Britannia have no responsibility for the quality of advice provided by any member of Britannia Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there remains mixed opinions regarding the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Ince in Makerfield only perform one or two conveyances per annum.

The deeds to my property can not be found. The solicitors who dealt with the conveyancing in Ince in Makerfield 5 years ago have long since closed. Will I be able to sell the house?

Gone are the days when you need to hold title deeds to evidence that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.

Due to the guidance of my in-laws I had a survey completed on a house in Ince in Makerfield prior to retaining lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some banks may refuse to issue a loan on such a house.

It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ince in Makerfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ince in Makerfield to see if the conveyancing costs will increase in light of this.

I'm remortgaging my existing home to a BTL mortgage with Lloyds TSB Bank and I will use the ballance of the raised equity as a down payment on further house. The neighborhood we are talking about is Ince in Makerfield. Will your lawyers be able to act for the two banks and link together the conveyances?

Do use our search tool on this page to ensure that the solicitors are on the relevant lender panels. Assuming that they are your solicitor will be able to connect the two conveyancing matters but you should have a chat with you lawyer and make apparent your desired outcome and requirements.

I have been sourcing a conveyancing lawyer in Ince in Makerfield for my home move. Can I check a solicitor's complaints history with the legal regulator?

You may search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.

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Residential Landlord and Tenant Conveyancing solicitors in Ince in Makerfield

The firms listed below are a non-comprehensive list of solicitors in Ince in Makerfield with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Terms and conditions of tenancy agreements

  • Alker Ball Healds, 29-33 King Street, Wigan, Lancashire, WN1 1EG
  • Vincent & Co, 13 Bridgeman Terrace, Wigan, Lancashire, WN1 1SX
  • Mccarthy Bennett Holland Solicitors, 26 Bridgeman Terrace, Wigan, Lancashire, WN1 1TD
  • Houghton Pigot & Co, 25 Bridgeman Terrace, Wigan, Lancashire, WN1 1TD
  • Greenhalgh Kerr Solicitors Ltd, Olympic House, 8 Beecham Court, Smithy Brook Road, Wigan, Lancashire, WN3 6PR

Residential Licensed Conveyancers in Ince in Makerfield regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Ince in Makerfield but also conveyancing throughout England and Wales.
  • Bernadette Kearns Limited, 20 Upper Dicconson Street, WN1 2AD
  • Tq Property Lawyers Limited, 54 Church Street, WN7 1AZ
  • Amity Conveyancing Limited , 17 Lee Lane, BL6 7BP

Planning law solicitors in Ince in Makerfield regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Ince in Makerfield practicing in planning law. The solicitors can give expert legal advice on all aspects of planning, including special planning controls
  • Hcb Widdows Mason Limited, 3 - 5 King Street, Leigh, Lancashire, WN7 4LP

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.