Is the fact that my solicitor in Trafford is not identified on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise 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 top 5 reasons are as follows: (1) lack 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. Where you are concerned you should simply call the Trafford conveyancing firm and ask them why they are no longer on the approved list for your lender.
IfI were to buy a straightforward propertyin Trafford mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Trafford?
The sole saving you would achieve is the Trafford conveyancing searches. A property lawyer is obliged to do the vast majority of work - money laundering, liaising with the sellers conveyancer, SDLT return, register the title etc. A slight saving might be made by not needing to register a charge but it won't be significant.
Can you point me to a directory of Virgin Money panel solicitors in Trafford on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings visible on the web. Where you are seeking to appoint a Trafford conveyancing practitioner on the Virgin Money please use our tool.
My husband and I have organised the release of further funds on our home loan from Skipton as we want to carry out a loft conversion to our house in Trafford. Do we need to appoint a bricks and mortar Trafford solicitor on the Skipton conveyancing panel to handle the legals?
Skipton do not ordinarily appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
My offer was accepted on an apartment in Trafford on 17/3/2025, valuation was booked 3 days after, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require quick conveyancing in Trafford as I am faced with pressure to exchange contracts in less than one month. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free buyer you are at liberty not to do searches although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Trafford the following are examples of issues that can be revealed and adversely affect market value: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...
Are there restrictive covenants that are commonly picked up during conveyancing in Trafford?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Trafford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the encouragement of my in-laws I had a survey completed on a house in Trafford in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some lenders tend not give a loan on this type of premises.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Trafford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Trafford to see if the conveyancing costs will increase in light of this.