Am I correct in assuming that the fact that my solicitor in Northwich is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer 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 Northwich conveyancing practice and enquire why they are no longer on the approved list for your bank.
We are buying a flat and need a conveyancing solicitor in Northwich who is on the approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Northwich.
A colleague advised me that if I am purchasing in Northwich I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Northwich conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Northwich around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Northwich Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Northwich Education with plans and statistics, Local Amenities and other useful information regarding Northwich.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who conducted the conveyancing in Northwich 10 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the details of your proprietorship will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, identify your house and secure up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
Due to the encouragement of my in-laws I had a survey completed on a house in Northwich prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you contact us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Northwich. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Northwich to see if the conveyancing costs will increase in light of this.