I am one month into the sale of my maisonette in Nantwich and the estate agent has just telephoned to warn that the buyers are swapping property lawyer. The excuse is that the bank will only engage with solicitors on their approved list. On what basis would a leading mortgage company only engage with specific solicitors rather the firm that they want to select for their conveyancing in Nantwich ?
UK lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
Some advice if I may. My Nantwich conveyancer is assuring me that he is legally obliged toorder Nantwich conveyancing searches asthe firm are on the Lloydsconveyancing panel. Do I not have any say here?
You have limited options available to you. As you are taking a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Nantwich conveyancing searches.
I can see plenty of here concerning conveyancing in Nantwich but can you isolate your top tip for finding the right conveyancer in Nantwich
We would encourage you not to go for the cheapest Nantwich conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We previously selected conveyancers located in Nantwich on the Co-operative solicitor panel. They are now charging me an additional fee for handling the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. The charge is not dictated by Co-operative but by your Nantwich property lawyer. Plenty of firms on the Co-operative panel will levy an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I have decided to exercise my right to buy my property in Nantwich off the council. I have a mortgage agreed with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Nantwich. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Nantwich
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.
My husband and I are novice buyers - had an offer accepted, yet the estate agent told us that the vendor will only go ahead if we instruct the agent's recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Nantwich
We suspect that the owner is unaware of this requirement. Should the owner desire ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Try to communicate with the owners directly and explain that (a)you are motivated buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to instruct your preferred Nantwich conveyancing firm - not the ones that will give their estate agent a kickback or meet his conveyancing thresholds pre-set by head office.
Are there any apps to help search for a Nantwich conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 20kilometers to attend the solicitor.
Feel free to make use of the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Nantwich and you will see a number of lawyer located nearest Nantwich. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.