Me and my fiance are buying a 3 bedroom flat in Melling with a mortgage. We would like to retain our Melling lawyer, however the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Melling property lawyer as well as pay for one of their panel firms to act for them. We feel that this is unjust; can we not insist that the mortgage company use our Melling conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Melling conveyancing solicitor to apply to be on the conveyancing panel.
We are selling our home in Melling and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Melling lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Melling. We have lived in Melling for many years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I used Stirling Law several years ago for my conveyancing in Melling. Now, I need the documents but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Melling of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Melling. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Melling
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
My cousin has recommend that I use his conveyancing solicitors in Melling. Do I take his guidance?
There are no two ways about it it’s preferable to choose a conveyancing solicitor is to get feedback from friends or family who have used the conveyancer you're contemplating using.
I was advised by my bank that their panel lawyers operate no move no fee basis for conveyancing in Melling. My purchase fell through yet the conveyancers have invoiced for search fees! They say the fees are nothing to do with their fees!
By promising "no move no fee" Melling conveyancing lawyers are foregoing their charges for any work carried out. We must stress this is not to be regarded as an insurance scheme. you will still be expected to reimburse any disbursements that your conveyancing practitioner has expended for you for instance Melling local authority searches