Do banks and building societies provide you with an approved list of Cheadle conveyancing solicitors? How do you know who is on the Leeds Building Society conveyancing panel?
Cheadle conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
we are a couple who wish to acquire a purpose built flat in Cheadle with a mortgage from Halifax.We would like to retain our Cheadle conveyancing lawyer but Halifax says her practice is not on their "panel". we are left little option but to use a Halifax panel lawyer or retain our local solicitor and pay for a Halifax panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Halifax use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, a common one being that solicitors needs to be on the Halifax approved list. Until recently, most banks had large numbers of solicitors on their panels: 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 Halifax
I am close to exchanging contracts on the sale of our home in Cheadle and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Cheadle lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Cheadle. We have lived in Cheadle for six years we know of no issue. Do we contact our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Cheadle is the location of the property. Can you offer any advice?
Flying freeholds in Cheadle are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cheadle you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cheadle may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Am I best advised to instruct a Cheadle conveyancing solicitor based in the location that I am purchasing? I have an old university friend who can deal with the legal formalities but they are based approximately 350kilometers drive away.
The primary upside of using a high street Cheadle conveyancing firm is that you can drop in to sign documents, present your ID and apply pressure on them if necessary. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were content that must surpass using an unknown Cheadle conveyancing lawyer solely due to them being Cheadle based.