We see that you have a search directory listing law firms on the Barclays conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Lancashire?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lancashire.
How does conveyancing in Lancashire differ for newly converted properties?
Most buyers of new build or newly converted property in Lancashire approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Lancashire usually 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 property lawyers 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 Lancashire or who has acted in the same development.
I opted to have a survey carried out on a house in Lancashire prior to appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies tend not give a loan on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lancashire. Conveyancing will be smoother if you use a solicitor in Lancashire especially if they are accustomed to such properties in Lancashire.
I am looking for a conveyancing solicitor in Lancashire for my sale. Is it possible to see a firm’s complaints history with the legal regulator?
You may search for documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training reasons.
My partner and I are purchasing a studio flat in Lancashire. At the time of instructing our solicitor, they assured us that they were on all major UK mortgage company panels. Our mortgage broker emailed today to say that they are not on the Principality approved list. Should that be true, what should we do? Do we just choose a different property lawyer that is on their approved list or do we pay for separate representation, with Principality selecting their own approved lawyer.
If you are buying a property with the assistance of a mortgage it is standard for the buyer’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to satisfy. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Principality to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Principality's conveyancing panel and you may continue to use your own Lancashire solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.