Am I correct in assuming that the fact that my conveyancer in Salford is not identified on my mortgage company's solicitor panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 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 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 Salford conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am remortgaging my home in Salford, does my lawyer need to be on the Virgin Money Solicitor panel?
There is nothing to stop you using your solicitor, but Virgin Money will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
What will a local search reveal about the property we're purchasing in Salford?
Salford conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central role in most Salford conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
How does conveyancing in Salford differ for new build properties?
Most buyers of new build premises in Salford come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Salford typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Salford or who has acted in the same development.
My cousin has recommend that I instruct his conveyancers in Salford. Should I choose my own solicitor?
Much as we are happy to recommend a Salford conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to have referrals from friends or relatives who have used the solicitor you're contemplating using.