Our bank has suggested a law firm on their panel based in Wigan but I would rather instruct a conveyancing lawyer in Wigan or nearer to where I live. Are you able to assist?
Far from all Wigan conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to locate a Wigan conveyancing firm on the on the lender panel.
Is it the case that all Wigan CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I have paid off my mortgage with UBS. I assume I don't need a Wigan conveyancer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
My offer on a house in Wigan has been agreed to, but there is a chain. The sellers have offered on on an apartment, but it’s not yet tied up, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in Wigan. What do I do now? At what stage should I apply for the mortgage with Co-operative?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Wigan conveyancing search fees, etc). The first course of action is to check that your lawyer is on the Co-operative conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. During a buoyant market some buyers would apply for the mortgage with Co-operative and pay for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with the conveyancing in Wigan.
Should our conveyancer be making enquiries regarding flooding during the conveyancing in Wigan.
Flooding is a growing risk for conveyancers dealing with homes in Wigan. There are those who acquire a property in Wigan, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or by their lawyers which can give them a better appreciation of the risks in Wigan. The standard information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a purchaser could issue a claim for damages as a result of such an misleading answer. The purchaser’s lawyers should also conduct an environmental search. This will reveal if there is any known flood risk. If so, additional investigations should be conducted.
I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Wigan for a purchase of a leasehold apartment 10 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wigan conveyancing specialists.
I am a sole trader intending to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in Wigan for less than £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Wigan, including the sale and acquisition of businesses as well as simply property. If you are hoping to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right firm. Regarding the fees this will depend on the structure and heads of terms of the proposed transaction. Let us have your details or telephone us so that we can furnish you with comprehensive commercial conveyancing quote.
I only have 68 years left on my lease in Wigan. I need to get lease extension but my freeholder is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to find the lessor. For most situations a specialist should be helpful to carry out a search and prepare an expert document which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Wigan.
Leasehold Conveyancing in Wigan - Sample of Questions you should consider before buying
It is important to be aware if a new roof is being installed or some other significant cost is coming up to be shared between the tenants and could well materially impact the level of the service charges or necessitate a one time payment. Who is in charge of the block? Does the lease contain onerous restrictions?