We selected a Oldham based firm for my conveyancing in Oldham yesterday. Going through the Terms and Conditions I seeI am liable for charges even if the dealfalls through. Would I be best advised to instruct a web based solicitor practice promoting no completion no cost conveyancing in Oldham?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the fee levels will generally be uplifted to cover those conveyances that abort. Do bear in mind that such deals tend not to protect you from disbursements such as Oldham conveyancing search costs.
Please explain the implications if my solicitor is expelled from the Lloyds Solicitor panel ahead of completing my conveyancing in Oldham?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Oldham I like with a park and railway links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Oldham suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan the shortness of the lease will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Do I need to be concerned that third parties that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Oldham conveyancing company?
As is the case with lots of professional services, often referrals from family and friends can be extremely useful or valuable. But there are many players in a conveyancing transaction; estate agents, financial adviser and lenders may put forward solicitors to choose. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the recommendation. You have the discretion to appoint your preferred conveyancer. However, bear in mind that many mortgage providers operate an approved list of lawyers you are obliged to use for the lender aspect of your home move.
In my capacity as executor for the will of my grandmother I am selling a house in Monmouth but I am based in Oldham. My conveyancer (approximately 200 miles awayhas requested that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Oldham who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Oldham based