I am selling my maisonette in Mossley and the estate agent has just text me to say that the purchasers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. Why would a major mortgage company only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Mossley ?
Lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders attribute this action to a rise in fraud as the reason 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 being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I am in a contract race with another prospective purchaser for a property in Mossley. What can I do to expedite matters?
In the event that you are under a tight deadline to sign contracts we would recommend that your solicitor is familiar with the location as they will make use of local contacts and intelligence. It is even conceivable that they may have conducted otherproperties in the same road. You would be best advised to use a Mossley conveyancing firm. Second, make sure that the lawyer is on the member panel. It is said that just under twenty per cent of Mossley conveyancing deals are frustrated or derailed after finding out that a buyer’s solicitor was not on their mortgage lender’s panel. This can often result in the transaction being held up by almost three weeks. It is said that this issue impacts approximately 100,000 home sales every year. Almost all Mossley conveyancing practices can not act for certain banks so do check as early as possible.
Can I be sure that the Mossley conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Mossley getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.
I am currently in the process of buying my council flat in Mossley. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I recently had an offer accepted on a house in Mossley. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £150. Soon after, the lawyer contacted me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am buying a new build flat in Mossley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Mossley
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.
I am looking for a conveyancing lawyer in Mossley for my house move. Can I see a solicitor's complaints history with the profession’s regulator?
Anyone may see published Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator could recorded call for training purposes.