What happens if my solicitor is removed from the Co-operative Solicitor panel ahead of completing my conveyancing in Ashton In Makerfield?
First, this is very unlikely to happen. 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.
My wife and I have organised a further advance on our mortgage from Principality as we wish to carry out a loft conversion to our house in Ashton In Makerfield. Are we obliged to appoint a local Ashton In Makerfield solicitor on the Principality conveyancing panel to handle the paperwork?
Principality don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
I am currently in the process of buying my council flat in Ashton In Makerfield. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I was told four weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Ashton In Makerfield is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are the main reason for stalling in Ashton In Makerfield conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Ashton In Makerfield.
The deeds to my house are lost. The lawyers who handled the conveyancing in Ashton In Makerfield 4 years ago have long since closed. What are my options?
You no longer need to hold title official documentation to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Ashton In Makerfield and how can you help?
The 1954 Act provides security of tenure to business tenants, giving them the legal entitlement to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Ashton In Makerfield is one of our hundreds of locations in which our lawyers have offices