Find a Middlewich Conveyancing Solictior on Your Lender’s Panel

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

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

Recently asked questions about conveyancing in Middlewich

I am in the process of selling my house in Middlewich and the estate agent has just text me to say that the purchasers are switching conveyancer. The reason given is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Middlewich ?

Lenders 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 represented them for more than 25 years.

Lending institutions attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. 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. Some 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 impact on this.

My wife and I are purchasing a apartment in Middlewich. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to put funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

If you had a top tip for choosing a conveyancing solicitor in Middlewich what would it be?

We would encourage you not to base your choice on the cheapest Middlewich conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

is it true that all Middlewich solicitor practices on the Co-operative conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.

Should my solicitor be raising enquiries about flooding as part of the conveyancing in Middlewich.

Flooding is a growing risk for conveyancers conducting conveyancing in Middlewich. Plenty of people will purchase a property in Middlewich, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Middlewich. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a purchaser may issue a legal claim for losses resulting from an incorrect reply. A buyer’s lawyers may also carry out an enviro search. This will disclose if there is a recorded flood risk. If so, additional investigations should be carried out.

I decided to have a survey carried out on a property in Middlewich ahead of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders will refuse to give a loan on a flying freehold property.

It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Middlewich. Conveyancing may be slightly more expensive based on your lender's requirements.

In surfing the world wide web for the term on line conveyancing in Middlewich it shows results of numerous property lawyersin the vicinity. How do I determine which is the suitable conveyancer for the sale of my house?

The best way of choosing a suitable conveyancer is via trusted referral, so enquire of friends and those you trust who have purchased a property in Middlewich or a reputable estate agent or financial adviser. Fees for conveyancing in Middlewich differ, so it's advisable to request a minimum of three costs illustrations from different conveyancers. Be sure to secure confirmation what costs in the quote includes.

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