I am selling my house in Whiston and the estate agent has just telephoned to advise that the purchasers are appointing a new property lawyer. The reason given is that the lender will only deal with solicitors on their conveyancing panel. Why would a major lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Whiston ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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.
It has been four months since my purchase conveyancing in Whiston concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build apartment in Whiston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Whiston
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.
We're new on the property ladder - agreed a price, but the selling agent told us that the seller will only go ahead if we appoint their chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Whiston
We suspect that the owner is not behind this requirement. Should the owner desire ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Whiston conveyancing firm - not the ones that will provide the negotiator at the agency a kickback or achieve conveyancing figures pre-set by head office.
What advice can you give us when it comes to finding a Whiston conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Whiston conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Whiston conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
What are the legal fees for lease extension work? Can they put you in touch with clients in Whiston who can give a testimonial?
Whiston Leasehold Conveyancing - Examples of Queries Prior to Purchasing
What prohibitions are contained in the Whiston Lease? How many of the leaseholders are in arrears for their maintenance charge payments?