Find a Lender-Approved Local Conveyancer in Ashton In Makerfield

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Cheap conveyancing in Ashton In Makerfield does not necessarily mean low quality - but the odds are stacked against you

Top reasons to use our service to help you select a local conveyancing solicitor in Ashton In Makerfield

  • 1 Our site is the only site that enables you the ability to check that your conveyancing in Ashton In Makerfield will be conducted by a property lawyer on your lender’s conveyancing panel.
  • 2 No matter what any other sites advise it could be necessary to visit your conveyancer to sign contracts. There are enough parties involved in a conveyancing transaction without having to add Royal Mail into the mix.
  • 3 Using a high street Solicitor generally means that you will receive a more personal touch. Sometimes when dealing with a an online conveyancing factory, you tend to be looked after by a team of people who who progress matters by reading from their computer screens.
  • 4 The organisations identified on our directory have a variation of conveyancing lawyers, legal executives and support staff handling thousands of conveyancing matters annually.
  • 5 Ashton In Makerfield property lawyers are likely to be familiar with the local Land Registry Office, Local Authority and estate agents

Examples of recent conveyancing in Ashton In Makerfield since March 2025*

Recently asked questions about conveyancing in Ashton In Makerfield

Can your site be used to locate a Conveyancing solicitor in Ashton In Makerfield even where I’m not buying or selling a house, for instance where I want to acquire a shop in Ashton In Makerfield with a mortgage from Santander?

Our comparison service is primarily utilised to find residential conveyancing solicitors in Ashton In Makerfield but we have recorded at the bottom of this page a selection of Ashton In Makerfield commercial conveyancing firms. You should enquire with the company directly to check if they are also authorised to represent Santander

I am the sole recipient of my late father’s estate and I have everything in my name now, including the my former home in Ashton In Makerfield. Conveyancing formalities meant that the Land Registry date was in May. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in May. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Most mortgage companies would take a sensible view as this requirement is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

Completion of my purchase has taken place for my property in Ashton In Makerfield. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am selling my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being problematic. The Ashton In Makerfield solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.

It has been five months since my purchase conveyancing in Ashton In Makerfield concluded. I have checked the Land Registry site which shows that I paid £200,000 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 premises 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 purchasing my first flat in Ashton In Makerfield benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about this extras as it will impact my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I was advised by numerous estate agents in Ashton In Makerfield to locate a conveyancer using your seach tool. What’s the financial upside for Estate Agents to promote your services over a competitor’s?

We refuse to give any referral fee for directing people our way. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

Is it best to use a Ashton In Makerfield conveyancing solicitor based in the location that I am buying? We have a good friend who can execute the legal work but they are based 200miles away.

The primary upside of using a local Ashton In Makerfield conveyancing practice is that you can drop in to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. Having local Ashton In Makerfield know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were content that must outweigh using an unknown Ashton In Makerfield conveyancing solicitor solely due to them being Ashton In Makerfield based.

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Sample of conveyancing solicitors in Ashton In Makerfield regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Ashton In Makerfield but also conveyancing throughout England and Wales.

  • Mills & Co, First Floor, 60/2 Gerard Street, Ashton-in-Makerfield, Wigan, Lancashire, WN4 9AF
  • Gs Law Northwest Ltd, 685 Ormskirk Road, Wigan, Lancashire, WN5 8AQ
  • Platt & Fishwick, 47 King Street, Wigan, Lancashire, WN1 1DB
  • Alker Ball Healds, 29-33 King Street, Wigan, Lancashire, WN1 1EG
  • Simpson Heald Pearson, Suite 4, Bank Chambers, 1 Library Street, Wigan, Lancashire, WN1 1NN

Residential Landlord and Tenant Conveyancing solicitors in Ashton In Makerfield

The list below is a small selection of solicitors in Ashton In Makerfield with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Court proceedings for possession

  • Greenhalgh Kerr Solicitors Ltd, Olympic House, 8 Beecham Court, Smithy Brook Road, Wigan, Lancashire, WN3 6PR
  • Alker Ball Healds, 29-33 King Street, Wigan, Lancashire, WN1 1EG
  • St Helens Law Limited, 19-27 Shaw Street, St. Helens, Merseyside, WA10 1DF
  • Vincent & Co, 13 Bridgeman Terrace, Wigan, Lancashire, WN1 1SX
  • Tickle Hall Cross, Carlton Chambers, 25 Hardshaw Street, St. Helens, Merseyside, WA10 1RP

Planning law solicitors in Ashton In Makerfield regulated by the Solicitors Regulation Authority

The firms listed below are a non-comprehensive list of solicitors in Ashton In Makerfield with expertise in planning law. The solicitors can give expert legal advice on all aspects of planning, including development on contaminated land
  • Hcb Widdows Mason Limited, 3 - 5 King Street, Leigh, Lancashire, WN7 4LP

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.