Is the fact that my conveyancer in Burnage is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Burnage conveyancing firm and ask them why they are no longer on the approved list for your lender.
We were just about to exchange contracts for a ground floor flat in Burnage. We encountered a problem. Our loan offer with Halifax runs out on 5/11/2020 but the sellers are suggesting a completion date of 9/11/2020. Can one extend the loan expiry date?
The best person to deal with your concern is your conveyancer who is in a position to calculate if they better off negotiating with the mortgage broker, vendor’s conveyancers, estate agents or conceivably all three taking into account the history of your transaction to date.
My property lawyer in Burnage has never been on on the Lloyds TSB Bank Solicitor Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the Lloyds TSB Bank panel?
Your options are as follows:
- Carry on with your existing Burnage solicitors but Lloyds TSB Bank will need to retain a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges and result in frustration.
- Find an alternative lawyer to to deal with the conveyancing, not forgetting to check they are Persuade your lawyer to use their best endeavours to join the Lloyds TSB Bank conveyancing panel
I opted to have a survey done on a property in Burnage before appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will not issue a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Burnage. Conveyancing will be smoother if you use a solicitor in Burnage especially if they are acquainted with such properties in Burnage.
The estate agent has recommended their property lawyer for the conveyancing in Burnage - Is it not simpler better to just instruct them?
You need to establish if the estate agent is recommending a solicitor or introducing to a conveyancing practitioner. There are plenty of Burnage selling agents who recommend two or three Burnage conveyancing firms purely based on those lawyers offering a great service.