I am five weeks into the sale of my flat in Middlewich and the estate agent has just text me to advise that the purchasers are appointing a new conveyancer. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Middlewich ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 not going to have any sway in the decision.
How does conveyancing in Middlewich differ for new build properties?
Most buyers of new build or newly converted property in Middlewich contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Middlewich tend to purchase 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 accustomed to new build conveyancing in Middlewich or who has acted in the same development.
I have been pointed in your direction by numerous property agents in Middlewich to get a quote from a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your services rather than a competitor’s?
We don’t offer any referral fee for sending work in our direction. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
My father-in-law has recommend that I instruct his conveyancers in Middlewich. Do I follow his advice?
No doubt the best way to find a conveyancing lawyer is to get referrals from friends or relatives who have actually used the solicitor you're contemplating using.
What type of premises does your Middlewich conveyancing quotes apply to?
Our conveyancing quotes are only applicable to standard domestic property in England & Wales. Where you have any different needs such as industrial or agricultural land or commercial conveyancing in Middlewich you should contact us to consider your requirements .