I have just been advised by my lender that my Leyland lawyer is not on the lender Conveyancing panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your Leyland conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they may be able to suggest a Leyland conveyancing practice that is on the approved list of lawyers for your mortgage company.
It is a dozen years since I acquired my house in Leyland. Conveyancing lawyers have now been appointed on the sale but I can't find the title deeds. Is this a problem?
Don’t worry too much. First there is a chance that the deeds will be retained by the lender or they may be archived with the conveyancers who acted in the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Leyland relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
Can you clarify what the consequences are if my solicitor is removed from the Nationwide Conveyancing panel ahead of completing my conveyancing in Leyland?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am assisting my niece sell her property in Leyland. Does the conveyancing solicitor arrange an energy assessment or do I organise this?
After the demise of Home Information Packs, EPC’s remained a required component of selling a property. An energy assessment needs to be commissioned prior to the property being marketed. It is not something that lawyers normally arrange. Where you are using a Leyland conveyancing lawyer they may be able to arrange energy performance certificates due to their contacts with reputable local providers
My solicitor has informed me that absentee landlord insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Leyland?
The right level of absentee landlord indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.
Can I be sure that the Leyland conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Leyland getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your transaction.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Leyland is the location of the property. Is there any advice you can impart?
Flying freeholds in Leyland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leyland you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leyland 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.
My husband and I are a couple of weeks into a residential purchase having been directed to conveyancers by the local agent to do our conveyancing in Leyland. I am am very frustrated with the level of service. Could you help me find new solicitors?
They would have to be really bad to suggest diss instructing them. Has your loan offer been issued? If so you need to make them aware of the new contact details and have the loan are re-issued. Your new conveyancer should be on the mortgage company panel to avoid added charges and frustration. So that should be your first question of the new conveyancers. The search tool should help you find a lender approved lawyer for your conveyancing in Leyland