Is the fact that my conveyancer in Heywood is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 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 solicitor 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 contact the Heywood conveyancing practice and enquire why they are no longer on the approved list for your bank.

My aunt passed away 10 months ago and as sole heir and executor I was left the house in Heywood. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?

If you intend to re-mortgage then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.

How does conveyancing in Heywood differ for newly converted properties?

Most buyers of new build premises in Heywood contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in Heywood typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Heywood or who has acted in the same development.

As co-executor for the estate of my father I am disposing of a property in Neath but I am based in Heywood. My solicitor (approximately 300 kilometers awayneeds me to execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Heywood to attest this legal document for me?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are located in Heywood

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £325,000 garden flat in Heywood in just under a week. The landlords agents has quoted £312 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Heywood?

Heywood conveyancing on leasehold maisonettes typically necessitates administration charges levied by landlords agents :

Completing conveyancing due diligence questions Where consent is required before sale in Heywood Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Heywood leasehold premises is £350. For Heywood conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

Heywood Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing

Who manages the block? On the whole the outlay for major works are not included within service charges, although some managing agents in Heywood ask leaseholders to pay into a reserve fund created for the specific purpose of establishing a fund for larger works.