Am I correct in assuming that the fact that my solicitor in Northop Hall is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Northop Hall conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am acquiring a property for cash in Northop Hall. I have resided for the last 15 years in Northop Hall. Conveyancing searches are exorbitant. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Northop Hall conveyancing searches are at your discretion. Your solicitor will 'advise', perhaps strongly, that you should have searches done, but she has a professional duty to do this. Do take into account; if you are intend to sell the house at a future date, it could be of relevance to your future purchaser what the searches disclose. On occasion properties with apparent issues can still reveal negative search results. A competent conveyancing solicitor in Northop Hall should provide you some helpful guidance concerning this.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Northop Hall. Do I receive the keys to the premises on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Northop Hall?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
When it comes to mortgage companies such as Co-operative, do Northop Hall conveyancing practitioners have to pay a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We have a mortgage agreed in principle with Nationwide. Northop Hall conveyancing practitioners are appointed. What is the average time that one could expect to receive a mortgage offer from Nationwide?
Some lenders take longer than others. Have Nationwide completed the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My father has encouraged me to use his conveyancing solicitors in Northop Hall. Do I take his recommendation?
Much as we are happy to recommend a Northop Hall conveyancing lawyer it’s preferable to find a conveyancing solicitor is to have recommendations from friends or relatives who have used the conveyancer that you are contemplating using.
I need to assess quotes for conveyancing in Northop Hall from three conveyancing practitioner and decide on one. Am I right to tell them to hold tight until I a suitable flat to buy.
You should only request your solicitor to open a file and submit searches after the sales confirmation has been sent by the selling agent especially as Northop Hall conveyancing searches are costly.