Would the conveyancing lawyers to be found on your site execute auction conveyancing in Walkden?
There are a number of auction practitioners we can put you in touch with those specialising in auction conveyancing. Walkden is one of our areas of in which our lawyers cover.
is it true that all Walkden conveyancing solicitors on the Virgin Money conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
We had chosen conveyancing lawyers with offices in Walkden on the HSBC solicitor approved list. They have just billed me a supplemental charge for dealing with the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by HSBC but by your Walkden lawyer. Plenty of firms on the HSBC panel will levy an ‘acting for lender’ fee but many firms include it on their overall fee.
I recently had an offer agreed on a house in Walkden. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A few days later, the lawyer contacted me to say that they were not on the Clydesdale 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 Clydesdale 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Walkden. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Walkden
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There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I have been on the look out for a ground for flat up to £305k and found one near me in Walkden I like with open areas and transport links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Walkden in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage the shortness of the lease may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
I have been pointed in your direction by a few estate agents in Walkden to select a solicitor using your seach tool. What’s the financial inducement for Estate Agents to promote your services over alternative conveyancing organisations?
We don’t make any referral fee for sending work our way. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I have been sourcing a conveyancing practitioner in Walkden for my house move. Is it possible to see a solicitor's complaints history with the legal regulator?
Members of the public can read documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator may monitor call for training reasons.