I am in the process of selling my home in Walkden and the EA has just text me to warn that the buyers are swapping solicitor. The excuse is that the bank will only engage with solicitors on their approved list. Why would a big named mortgage company only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Walkden ?
Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.
I have given 8 weeks notice to my current landlord and have to be out of my rented apartment in Walkden by the end of next month. Conveyancing for my house purchase is underway. Can I complete in 5 weeks as don't want to have to move into short term accommodation?
Generally one should not provide notice on a rental until you have exchanged. If you have not previously done so, notify to your lawyer and urge them to they cajole the sellers side, try to get a realistic time scale from them that everyone will look to achieve
I own a freehold property in Walkden but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Walkden and has limited impact for conveyancing in Walkden but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in Walkden?
Many commercial conveyancing solicitors in Walkden will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Walkden. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Walkden.
For each commercial conveyancing transaction in Walkden it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Walkden commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Walkden.
I used Stirling Law several years past for my conveyancing in Walkden. Now, I need my files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Walkden of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Taking into account that I will soon spend £400,000 on a terraced house in Walkden I wish to talk to a lawyer concerning thehouse move ahead of giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your property ownership legalities in Walkden.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Walkden should be the figure that you are charged.