Is there a search tool that I can use to find out if the solicitor handling my conveyancing in Warrington is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus spending £187.00 plus VAT in additional legal bill.
Please do make use of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Warrington’ or your location and you will be presented with a number of lawyer offices in Warrington or by proximity to you.
I am planning on selling our property in Warrington and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Warrington conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Warrington. We have lived in Warrington for 4 years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
2 months have gone by following my purchase conveyancing in Warrington concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Warrington differ for new build properties?
Most buyers of new build property in Warrington come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Warrington usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Warrington or who has acted in the same development.
Are there any apps to assist me to search for a Warrington law firm on the The Royal Bank of Scotland conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the conveyancer.
You can use the search on this page. Please pick a lender and your location and you will see a number of Warrington conveyancing lawyers locally. We have detailed some Warrington conveyancing firms at the bottom of this page and you can call them to see whether they are on the The Royal Bank of Scotland approved list
My nephew is just in the process of moving home, he had his mortgage in principle. When the offer was accepted on house we rang the mortgage company to progress the mortgage application. I was disappointed to learn that mortgage companies do not accept all conveyancing practitioner, they have to be on a list, is this correct?
Banks normally restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Warrington lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.