I am progressing with the sale of my home in Middlewich and the estate agent has just called to warn that the purchasers are swapping solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. On what basis would a big named mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Middlewich ?
Banks 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 represented them for over 25 years.
Banks point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. Your purchasers are not going to have any impact on this.
Can your site be used to locate a Conveyancing solicitor in Middlewich even if I’m not purchasing or disposing of a house, for instance if I intend to buy an office in Middlewich with a loan from Santander?
The service is mainly used to locate domestic conveyancing solicitors in Middlewich but we have recorded towards the end of this page some Middlewich commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they are also authorised to represent Santander
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Middlewich?
Two types of professional can do conveyancing in Middlewich namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the disposal or acquisition of property. Both are obliged to conduct Middlewich conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that all requisite steps should be suitably attended to.
I have decided to exercise my right to buy my property in Middlewich off the council. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I had an offer accepted on a property in Middlewich on 31/3/2021, valuation was booked 2 days after, all came back fine. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I opted to have a survey completed on a house in Middlewich before retaining conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some mortgage companies will refuse to grant a mortgage on such a home.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Middlewich. Conveyancing will be smoother if you use a solicitor in Middlewich especially if they are acquainted with such properties in Middlewich.
I need to instruct a conveyancing solicitor in Middlewich for my home move. Is there any facility to see a firm’s record with the profession’s regulator?
Anyone can search for presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information 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, use +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.
There are plenty of houses in Middlewich on unadopted lanes. We are acquiring such a property. Are there any advantages to buying a house on a privately owned road?
Middlewich conveyancing solicitors will be well versed in conveyancing houseson private. Your conveyancing practitioner should review the Land Registry data to identify any rights or responsibilities. It is possible that there is a residents association that residents pay into to maintain the road. Where there is one, the road should be maintained and appear nicer than publicly owned.