Some advice if I may. My Lancashire solicitor is advising me that she is duty bound toapply for Lancashire conveyancing searches asthe firm are on the HSBCapproved lawyer panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Lancashire conveyancing searches.
My brother-in-law has suggested I instruct a conveyancing solicitor in Lancashire. I I would like to check whether they are accepted on the Norwich and Peterborough Building Society conveyancing panel. Can you help?
The first thing to do is phone your conveyancer and ask them if they are on the lender panel. Otherwise you can call Norwich and Peterborough Building Society who may be able to confirm.
My wife and I are purchasing a apartment in Lancashire. I might seem paranoid but how we can trust a conveyancer? On completion day we have to deposit our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Lancashire solicitors on the Bank of Ireland conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
My offer on a semi in Lancashire has been accepted, the owners do nevertheless have an associated purchase. The vendors have placed an offer on on an apartment, however it’s not been accepted yet, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Lancashire. What should be my next step? When should I get the mortgage application with Kent Reliance started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Lancashire conveyancing search charges, etc). The first course of action is to ensure that your conveyancer is on the Kent Reliance approved list. As to the next steps this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. In a rising market the majority of buyers will apply for the mortgage with Kent Reliance and pay for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
How does conveyancing in Lancashire differ for newly converted properties?
Most buyers of new build premises in Lancashire come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Lancashire usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lancashire or who has acted in the same development.
Am I right to be wary that estate agents that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Lancashire conveyancing company?
As is the case with lots of professional services, often input from family and friends can be extremely useful or valuable. But there are lots of players in a conveyancing deal; estate agents, financial adviser and banks might all suggest lawyers to retain. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are at liberty to select your own conveyancer. You need to be aware that most banks operate an approved list of conveyancers you must use for the lender aspect of your home move.
My husband and I have recently had an offer agreed on a flat and had an appointment on Wednesday with the Post Office for the mortgage. They advised us that when it comes to appointing a lawyer that if they are not on their approved list of property lawyers then we will have to pay out a further fee of about two hundred pounds. This is because they will then have to select a conveyancer to act for them as well as the one we appoint for ourselves and we are liable for their fees. I have asked the Post Office to furnish me with a list so I can request estimates only from their approved conveyancers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You should ask the Post Office what their criteria for panel membership is for a solicitor.Then ask the property lawyer of your choice whether they fit that criteria and have they acted on mortgages for the Post Office historically. If the answer to those is yes, then just double check with the Post Office. Another option is to utilise our search tool and we should be able to find you a lawyer in Lancashire on the approved list for the Post Office.