I am nearing exchange of contracts for my maisonette in Openshaw and the EA has just e-mailed to advise that the purchasers are changing their property lawyer. I am told that this is due to the fact that the bank will only work with property lawyers on their approved list. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Openshaw ?
Banks 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 Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. 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 buyers are not going to have any sway in the decision.
I am helping my niece sell her house in Openshaw. Will the solicitor arrange the energy performance certificate or do I organise this?
After the demise of HIPs, EPC’s became a compulsory part of selling a house. An energy performance certificate needs to be commissioned in advance of the property being marketed. It is not a task that lawyers normally organise. Where you are using a Openshaw conveyancing solicitor they may be able to arrange energy performance certificates due to their contacts with long established local energy assessors
Can I be sure that the Openshaw conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Openshaw obtaining 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 which is cheap as chips. We would always suggest that you speak with the solicitor handling your conveyancing.
Two weeks ago we had a mortgage agreed in principle with Lloyds. Openshaw conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds done the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Openshaw?
Its becoming the norm that commercial conveyancing solicitors in Openshaw will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Openshaw. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Openshaw.
For each commercial conveyancing transaction in Openshaw it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Openshaw commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Openshaw.
I decided to have a survey carried out on a house in Openshaw in advance of appointing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend refuse to give a loan on this type of house.
It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Openshaw. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Openshaw to see if the conveyancing costs will increase in light of this.
Finally, a mortgage offer from a mortgage company for the remortgage of my 2 bedroom garden flat is coming within the next few days. Are you able to suggest an efficient remortgage conveyancing practitioner in Openshaw ?
This site is not designed to help in pursuit of the cheapest conveyancing solicitors in Openshaw. We can offer you excellent value conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers offering £99 conveyancing in Openshaw.At best, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fee and still not receive the service required.