I am nearing exchange of contracts for my house in Haydock and the EA has just called to warn that the buyers are appointing a new law firm. The excuse is that the mortgage company will only work with solicitors on their approved list. Why would a major mortgage company only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Haydock ?
Banks have always had panels of law firms that can represent them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
Why do I have to pay up front for conveyancing in Haydock?
Where you are retaining lawyers for conveyancing in Haydock your solicitor will request that you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the down payment is payable against the purchase price then this should be needed shortly before contracts are exchanged. The final balance that is needed will be payable a few days prior to the day of completion.
The deeds to my property are lost. The lawyers who dealt with the conveyancing in Haydock 10 years ago no longer exist. What are my next steps?
Assuming you have a registered title the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, identify your house and secure up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
My business partner and I are intending to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering no-move-no fees for non-domestic conveyancing in Haydock for less than £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Haydock, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. As for the charges these will vary based on the structure and nuances of the deal. Please provide us with your contact information or phone so as to enable us to supply you with a detailed commercial conveyancing calculation.
Is planning consent required to convert a house into two flats in Haydock? This has taken place to a property opposite to my home in Haydock and was not aware of the conversion until it was complete.
Planning permission is needed for splitting a single dwelling in Haydock into apartments but possibly not for reverting once again to single dwelling-house so, in answer to your query, yes,a it is needed.