My lender has recommended solicitors on their panel based in North End but I would rather use a conveyancing lawyer in North End local to me. Are you able to help?
The minority of North End conveyancing solicitors are listed all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to find a North End conveyancing firm on the on the bank panel.
Can you point me to a directory of UBS panel solicitors in North End on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings open the public on the web. Where you are looking for a North End lawyer on the UBS please make the most of our tool.
I recently had an offer accepted on an apartment in North End. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. A few days later, the solicitor called me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local North End solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your North End postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in North End.
I acquired my house on 9 July and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in North End advises it would be concluded in a couple of weeks. Are properties in North End particularly slow to register?
There is nothing unique when it comes to conveyancing in North End registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any other parties. At present in the region of 80% of such applications are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected after the purchaser has moved in to the property thus an expedited registration is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. North End is the location of the property. Is there any guidance you can give?
Flying freeholds in North End are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North End 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 North End may ascertain 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 residence.
My company is wishing to lease a unit on a shopping parade. Can you recommend conveyancers offering fixed fees for commercial conveyancing in North End for under 2k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in North End, including the sale and purchase of businesses as well as simply property. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the fees this will depend on the structure and nuances of the deal. Let us have your details or phone us so that we can furnish you with a detailed commercial conveyancing quote.
Should I go with a North End conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can perform the conveyancing but her office is 300miles drive away.
The primary upside of using a high street North End conveyancing practice is that you can drop in to execute documents, hand in your ID and apply pressure on them if necessary. They will also have local knowledge which is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that must outweigh using an unfamiliar North End conveyancing solicitor solely due to them being based in the area.