AssumingI were to acquire a freehold homein Alsager for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Alsager?
The sole saving you would make on is the costs for searches. The conveyancer still got to do everything else - money laundering, liaising with the vendors conveyancer, SDLT submission, register the ownership etc. A marginal saving might be made by not having to register a charge however it won't be significant.
Do lawyers request money up-front when it comes to conveyancing in Alsager?
If you are buying a property in Alsager your lawyer will ask you put them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is as part of the sale price then this will be asked for immediately ahead of contracts are exchanged. The closing balance that is needed should be transferred shortly before completion.
Can you clarify what the consequences are if my solicitor is expelled from the Clydesdale Solicitor panel ahead of completing my conveyancing in Alsager?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Me and my brother have a semi-detached Edwardian property in Alsager. Conveyancing solicitor acted for me and Britannia. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Alsager and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who carried out the work.
We are purchasing a three bedroom ground floor flatin Alsager with a residential mortgage from a mortgage company. We like our solicitor in Alsager but our mortgage company inform us now that he's not on their "panel". It seems we have little choice but to instruct from the our bank panel firms or keep our Alsager conveyancer and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The bank home loan issued is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most mortgage companies had open panels, including many conveyancing solicitors in Alsager : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your lender.