Are the Middlewich conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Middlewich conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
I had intended to instruct a property lawyer in Middlewich for our house purchase. Our broker informed us that our bank Accord Mortgages Ltd won't deal with them. Why is this not regarded as unfair competition?
Banks normally imposes restrictions either the category or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. As well as restricting the type of firm, a few banks have reduced the number of solicitor practices they allow to act for them. You should note that Accord Mortgages Ltd have no responsibility for the quality of advice provided by any member of Accord Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there remains differing views concerning the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Middlewich only execute one or two conveyances a year.
How does conveyancing in Middlewich differ for new build properties?
Most buyers of new build premises in Middlewich come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Middlewich typically 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 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.
Is it best to go with a Middlewich conveyancing solicitor based in the area that I am purchasing? An old friend can perform the conveyancing but they are based approximately 350miles away.
The benefit of a local Middlewich conveyancing firm is that you can drop in to sign paperwork, deliver your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were content that should trump using an unknown Middlewich conveyancing lawyer solely due to them being based in the area.
My partner and I have an offer in principle from The Mortgage Works who have advised that they will loan up to £350k. When do I need to instruct a solicitor for conveyancing? Middlewich is where we are buying.
It would be wise to instruct a conveyancing practitioner now and ask them to generate a file for you. This will trigger: 1) the selling agent to send out the Sales Memo to the relevant parties 2) the seller’s solicitor to submit the draft agreement. That being said, do not instruct your lawyer to order searches until you have your valuation report from The Mortgage Works and you are content to proceed.