Is the fact that my solicitor in Ainsdale is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable 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) low volume 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 contact the Ainsdale conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My wife and I are soon to exchange on the purchase of a property in Ainsdale but as a result of wreckage from a small fire at the property I have was able negotiate reparation from the current proprietors of £2k taking the form of a deduction in the price. I had intended this to be addressed as part of amending the contract however Lloyds are not allowing this. Should they have been involved?
Your lawyer being on a Lloyds conveyancing panel is required to advise Lloyds of any variations to the sale price. If you prohibit your solicitor to report the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new solicitor for your conveyancing in Ainsdale.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Ainsdale?
There are many registered licenced Conveyancers in Ainsdale and Solicitor practices in Ainsdale offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We are planning to move home in March. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Ainsdale. Conveyancing firm was found before I stumbled across this website.
On the afternoon of completion you can pick up the keys from your property agent however this should only take place when the sellers solicitors advise the agent that the monies to complete are in and the keys can be passed over. After that you should inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you find a residential property solicitor in Ainsdale or a solicitor with expertise in conveyancing in Ainsdale.
I recently had an offer agreed on a house in Ainsdale. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A few days later, the solicitor contacted me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How does conveyancing in Ainsdale differ for new build properties?
Most buyers of new build or newly converted property in Ainsdale contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because developers in Ainsdale usually buy the real estate, 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 conveyancing solicitors 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 used to new build conveyancing in Ainsdale or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Ainsdale is where the house is located. Can you shed any light on this issue?
Flying freeholds in Ainsdale are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ainsdale you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ainsdale may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My son is about to join the property ladder, he had his mortgage in principle. After the offer was accepted on house we telephoned the bank to issue the formal offer. I was shocked to hear that mortgage companies do not accept all conveyancing practitioner, they must be on their panel, is this correct?
Mortgage Companies ordinarily imposes restrictions either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Ainsdale solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.