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Find a Northwich Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Northwich

I am selling my flat in Northwich and the estate agent has just e-mailed to warn that the purchasers are changing their property lawyer. The reason given is that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a major lender only engage with certain law firms rather the firm that they want to choose for their conveyancing in Northwich ?

Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lending institutions blame a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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.

is it true that all Northwich solicitor practices on the Co-operative conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Co-operative approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.

I have decided to exercise my right to buy my property in Northwich off the council. I have a mortgage offer with Skipton. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I have a mortgage with RBS for my property in Northwich. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

You must advise RBS before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel solicitor.

How do I search for a Northwich solicitor on the Halifax conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the conveyancer.

Feel free to make use of the search on this page. Please select a lender and your location and you will see a number of Northwich conveyancing lawyers locally. We have listed some Northwich conveyancing firms towards the end of this page and you can call them to verify if they are on the Halifax member panel

What are the frequently found problems that you come across in leases for Northwich properties?

Leasehold conveyancing in Northwich is not unique. Most leases are drafted differently and drafting errors can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

    Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, The Mortgage Works, and Barclays Direct all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.

I own a leasehold flat in Northwich, conveyancing formalities finalised in 1997. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Northwich with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2091

With 70 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

My wife and I are acquiring a 2 bedroom flat in Northwich. When we first instructed property lawyer, they told us that they were on all mainstream lender panels. The mortgage broker called yesterday to say that they are not on the Santander approved list. If it turns out to be true, what should we do? Should we simply find a different property lawyer that is on their panel or do we cover the costs for separate representation, with Santander appointing their own preferred property lawyer.

When buying a property with the benefit of a mortgage it is conventional for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to fulfill. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should call Santander and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Santander's conveyancing panel as you are at liberty to use your preferred Northwich lawyers, in which case it will likely add costs, and it may delay matters as you are adding another conveyancer into the equation.

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