Am I correct in assuming that the fact that my solicitor in Tyldesley is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a 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) lack 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. Should you be concerned you should simply call the Tyldesley conveyancing practice and ask them why they are no longer on the approved list for your bank.
The owners have rather assertive vendors who has recommended a exclusivity agreement with a deposit of 5k. Are such contracts generally advanced for Tyldesley conveyancing transactions?
This kind of preliminary agreement is unusual in Tyldesley, conveyancers are not keen on them as they detract from the primary objective, namely conveyancing and if you end up losing your deposit then the solicitor is left exposed. Secondly, there is no certainty that just because the seller has entered into an exclusivity agreement they will complete the sale with you. They may breach the contract if they receive a large enough incentive to do so because an aggrieved purchaser with the benefit of a exclusivitycontract will still have to establish consequential losses from the breach and these may not equate the extra amount that the owner may secure by reneging on the agreement, however morally unworthy it undoubtedly is.
I am helping my aunt sell her property in Tyldesley. Does the conveyancer order the EPC or should I organise this?
Following the demise of HIPs, energy assessments was kept a compulsory component of moving house. An EPC needs to be commissioned prior to the property being put on the market. This is not as aspect of the sale process that law firms normally arrange. Where you are instructing a Tyldesley conveyancing practitioner they might help arrange energy assessments given their relationships with long established local energy assessors
My conveyancer has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Tyldesley conveyancing?
The appropriate level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I am selling my apartment. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being problematic. The Tyldesley solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various internet forums that I have come across warn that are the main reason for obstruction in Tyldesley house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Tyldesley.
I used Stirling Law several years past for my conveyancing in Tyldesley. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tyldesley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.