I am in the process of selling my ground floor flat in Middlewich and the EA has just telephoned to advise that the purchasers are changing their law firm. The reason given is that the lender will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with certain solicitors rather the firm that they want to select for their conveyancing in Middlewich ?
Mortgage companies have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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. 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. The purchasers are unlikely to have any sway in the decision.
Are you able to vouch for a Leeds Building Society allowed Middlewich conveyancing conveyancer who can have us moved in within less than a month? Am I best advised to choose a local Middlewich firm or a nationwide firm?
We would be happy to suggest some excellent Middlewich conveyancing firms. You can also walk up the high street in Middlewich. Go in to some well established law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your requirements together with the reasons and get an assurance on speed. Choose the lawyer that genuine.
Having sold my house in Middlewich last February but the buyer keeps Skype messaging me to say their solicitor needs to hear from mine. What should my lawyer have done now that I have sold?
Post completion of your house sale your lawyer should forward the transfer documentation and all additional paperwork to the buyer’s lawyers. Where appropriate, your lawyer must also send confirmation that the home loan has been repaid to the purchasers solicitors. There are no post completion procedures unique to conveyancing in Middlewich.
A colleague advised me that if I am purchasing in Middlewich I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Middlewich conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Middlewich around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Middlewich Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Middlewich.
I decided to have a survey done on a property in Middlewich before instructing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders tend refuse to grant a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Middlewich. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Middlewich to see if the conveyancing will be more expensive.