Am I correct in assuming that the fact that my solicitor in Prestwich is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Prestwich conveyancing practice and enquire why they are no longer on the approved list for your bank.
My wife and I are due to complete buying a house in Prestwich but as a consequence of wreckage from the recent storms I have managed to agree reparation from the owner in the sum of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of a side agreement yet Yorkshire BS will not agree to this. Should they have been informed?
Any solicitor that is on the Yorkshire BS approved list is obliged to inform Yorkshire BS of any amendments to the purchase price. If you prohibit your property lawyer to notify the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new solicitor for your conveyancing in Prestwich.
There is lots of here regarding conveyancing in Prestwich but can you isolate your top tip for appointing the right conveyancer in Prestwich
Do not opt for the cheapest Prestwich 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 know exactly what you’ll have to pay in advance.
We had instructed conveyancing lawyers based in Prestwich on the Yorkshire BS solicitor approved list. They have just invoiced me a further sum for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. The fee is not set by Yorkshire BS but by your Prestwich conveyancer. Plenty of firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being difficult. The Prestwich solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A relative advised me that if I am purchasing in Prestwich I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Prestwich conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Prestwich around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Prestwich Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Prestwich Education with plans and statistics, Local Amenities and other useful data about Prestwich.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who dealt with the conveyancing in Prestwich 5 years ago have long since closed. What do I do?
Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
I need to retain a conveyancing solicitor for freehold conveyancing in Prestwich. I've stumble upon a site which seems to have the perfect answer If there is a chance to get all this stuff done via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?