Am I correct in assuming that the fact that my solicitor in Widnes is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 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 lawyer 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 Widnes conveyancing firm and enquire why they are no longer on the approved list for your lender.
Me and my partner are purchasing our first house. The conveyancing practitioner has e-mailedto enquire if we would like to take out extra conveyancing searches. We are really unsure what's appropriate for conveyancing in Widnes
The extent of Widnes conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What is important is that you properly understand what information the searches could provide. You may then decide if you consider that you need that information. Should you be unclear, ask the property lawyer to recommend.
Completed the sale of my flat in Widnes last May yet the purchaser is e-mailing every few hours to say their conveyancer is waiting to hear from mine. What should have happened now that I have sold?
After completion of your sale your solicitor is duty bound to send the transfer documentation and all additional paperwork to the purchaser's solicitors. Where relevant, your lawyer should also confirm that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Widnes.
I am looking for a leasehold apartment up to £235,500 and found one close by in Widnes I like with amenity areas and transport links nearby, however it only has 51 years on the lease. There is not much else in Widnes for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage that many years will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
I have been pointed in your direction by a number of selling agents in Widnes to locate a property lawyer using your seach tool. What’s the financial upside for Estate Agents to recommend your lawyers rather than alternative conveyancing organisations?
We refuse to give any referral fee for sending work in our direction. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
My partner has encouraged me to appoint his conveyancing solicitors in Widnes. Should I use them?
No doubt the ideal way to choose a conveyancing solicitor is to seek referrals from friends or relatives who have previously instructed the firm you're considering.