I am in the process of selling my home in Neston and the estate agent has just telephoned to advise that the buyers are changing their property lawyer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a big named mortgage company only work with certain law firms rather the firm that they want to appoint for their conveyancing in Neston ?
UK lenders have always had an approved set of law firms that can represent them, 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 worked with them for more than 25 years.
Banks attribute this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 hearing daily from firms that have been removed from panels. Plenty of firms 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. The buyers are unlikely to have any sway in the decision.
Can I use your services to locate a Conveyancing solicitor in Neston even if I’m not buying or disposing of a house, for instance if I wish to buy a shop in Neston with a loan from Nottingham Building Society?
Our comparison service is predominantly used to locate domestic conveyancing solicitors in Neston but we have listed towards the end of this page a selection of Neston commercial conveyancing firms. You should enquire with the company directly to check if they can also act for Nottingham Building Society
What can a local search reveal about the house we're buying in Neston?
Neston conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search is essential in every Neston conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I decided to have a survey carried out on a property in Neston in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some banks will not grant a mortgage on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Neston. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I be suspicious about estate agents that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Neston conveyancing company?
As with lots of professional services, often input from connections can be worth their weight in gold. Yet there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all suggest solicitors to retain. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the right to choose your preferred lawyer. Don't forget that most lenders specify a panel list of law firms you must use for the lender aspect of your conveyancing.
I purchased a flat in Neston last 24/3/2023 and to date it is still not registered with the Land Registry. It is part of a development site and my conveyancing practitioner told me that it may take twelve months to complete the registration formalities. I have called the Land Registry directly and they say that the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?
get in touch with your conveyancing practitioner - if you are not getting sensible responses, find out about their firm’s complaints process and escalate your problem to a Complaints Manager. Registrations for Neston conveyancing are not known to be especially complex.