I am planning to acquire a house and need a conveyancing solicitor in Ashton in Makerfield who is on the Godiva Mortgages Ltd approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Ashton in Makerfield. We dont recommend any particular firm.
Is it the case that all Ashton in Makerfield CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved solicitors?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is 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 firms wishing to remain on their approved list of firms.
We are getting a further advance on our mortgage from Lloyds as we intend to carry out improvements to our property in Ashton in Makerfield. Are we obliged to choose a high street Ashton in Makerfield solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds do not ordinarily require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ashton in Makerfield solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ashton in Makerfield postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Ashton in Makerfield.
I used Wolstenholmes several years ago for my conveyancing in Ashton in Makerfield. I now require my file but cannot find the solicitor. What do I do?
Do call 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 Ashton in Makerfield of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What does commercial conveyancing in Ashton in Makerfield cover?
Ashton in Makerfield conveyancing for business premises covers a wide range of advice, given by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Why can I not complete my conveyancing in Ashton in Makerfield on Easter Monday?
Because on completion the sale price needs to be transferred electronically between the banks of the purchaser and seller's property lawyer and currently this can only take place on a business day. So you can't complete on a saturday or sunday either.