Am I correct in assuming that the fact that my solicitor in Leigh is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Leigh conveyancing practice and enquire why they are no longer on the approved list for your lender.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Leigh?
There are many registered licenced Conveyancers in Leigh and Solicitor partnerships in Leigh to choose from We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Please help - my lawyer advises that defective lease insurance is needed on my purchase. What is the level of cover for Leigh conveyancing?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Virgin Money. Conveyancing lawyers as opposed to borrowers take out such insurances.
Last month we had a mortgage agreed in principle with Clydesdale. Leigh conveyancing practitioners are selected. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
There is no definitive answer here. Have Clydesdale done the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying my first flat in Leigh benefiting from help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my conveyancer about this side-deal as it would affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Leigh is where the house is located. Is there any guidance you can give?
Flying freeholds in Leigh are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leigh you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leigh may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What does commercial conveyancing in Leigh cover?
Leigh conveyancing for business premises incorporates a wide array of services, given by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
As co-executor for the will of my grandmother I am disposing of a house in Newport but live in Leigh. My solicitor (who is 200 kilometers awayneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Leigh to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Leigh