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Find a Lixwm Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Lixwm? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Lixwm transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Lixwm conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Lixwm

I am progressing with the sale of my maisonette in Lixwm and the estate agent has just called to say that the purchasers are switching property lawyer. I am told that this is due to the fact that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with certain law firms rather the firm that they want to select for their conveyancing in Lixwm ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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 buyers are unlikely to have any impact on this.

Do the Building Society Association intend to launch a online directory to to identify law firms on the Earl Shilton BS conveyancing panel for instance in Lixwm?

We would not expect to be advised of any plans on the part of the BSA to promote such a search facility.

I happen to be the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Lixwm. The Lixwm property was put into my name in February. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in February. Is the property unsalable for six months?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view mortgage companies take of it, depend on the lender as this provision primarily exists to pick up on subsales or the flipping of property.

We have agreed to purchase a house in Lixwm. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

Given that your lender is Nationwide your lawyer must follow the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease does not comply with these conditions. The provisions relate to the installation of panels on properties nationwide and is not limited to Lixwm.

I have decided to exercise my right to buy my property in Lixwm off the council. I have a mortgage agreed with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Lixwm is where the house is located. Can you offer any opinion?

Flying freeholds in Lixwm are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lixwm you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lixwm may ascertain 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 premises.

Given that I am about to spend hundreds of thousands of pounds on a two bedroom apartment in Lixwm I wish to talk to a solicitor about myhouse move ahead of instructing the firm. Is this something that you can arrange?

Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your property ownership legalities in Lixwm.There is no ‘factory style conveyancing’ - every client is unique person, not a file number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Lixwm should be the amount on the final invoice that you end up paying.

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Find out more about how flying freehold can affect your the value of a property.