Am I correct in assuming that the fact that my conveyancer in Pendlebury is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Pendlebury conveyancing firm and enquire why they are no longer on the approved list for your lender.
Do the conveyancing lawyers listed on your site carry out attended exchange conveyancing in Pendlebury?
We do have a number of conveyancing specialists carrying out attended exchanges. Do contact us to get a costs illustration and details as to dates.
As I am unsure how the conveyancing process works what is the most important advice you can give me about purchase conveyancing in Pendlebury?
You may not hear this from too many lawyers but conveyancing in Pendlebury or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and other parties involved in the legal transfer of property. E.g., the vendor, estate agent and on occasion your lender. Choosing a solicitor for your conveyancing in Pendlebury is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to protect your best interests and to protect you.
Sometimes a potential adversary may try and sway you that it is in your interests to do things their way. As an example, the selling agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your mortgage broker may tell you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.
Is there a search tool that I can utilise to check that the solicitor carrying out my conveyancing in Pendlebury is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays Direct thus paying £192.00 in another set of conveyancing costs.
Feel free to take advantage of the search tool on this site. Pick the mortgage company and type ‘Pendlebury’ or your preferred area and you will see a number of lawyer located in Pendlebury or near you.
I have todayfound out that Stirling Law have closed. They carried out my conveyancing in Pendlebury for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pendlebury conveyancing specialists.
I have been on the look out for a ground for flat up to £245,000 and found one near me in Pendlebury I like with amenity areas and railway links nearby, however it's only got 49 years on the lease. I can't really find anything else in Pendlebury suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.