Am I correct in assuming that the fact that my solicitor in Audenshaw is not on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% 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. Should you be concerned you should simply call the Audenshaw conveyancing practice and enquire why they are no longer on the approved list for your bank.
My lawyer has identified a defect with the lease for the property we are purchasing in Audenshaw. The seller’s lawyers have put forward defective title insurance as a workaround. We are content with insurance and will pay for it. Our property lawyer has advised that he must ensure that the bank is content with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.
We are purchasing a house and require a conveyancing solicitor in Audenshaw who is on the Santander conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Audenshaw.
My bid for a property was accepted at auction in Audenshaw. Conveyancing is needed. What happens now?
Having exchanged you now have to instruct a conveyancing lawyer as a matter of urgency as you will have a tight deadline in which to complete the conveyancing. All auction property will have a bespoke auction set of papers. This will likely include most,if not all of the documents that your conveyancer will need. In the case of leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor ASAP. Do make sure that your finances are organised to complete the transaction on the set completion date.
My uncle informed me that in purchasing a property in Audenshaw there could be various restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Audenshaw which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Audenshaw should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After much negotiation I have agreed a price on an apartment in Audenshaw. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the Coventry BS 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 Coventry BS 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.
I am four weeks into a leasehold purchase having been directed to conveyancers by the high street agent to perform conveyancing in Audenshaw. We are not happy. Can you you assist me in finding new solicitors?
A lawyer would need to be really poor in order to consider replacing them. Has the loan offer been issued? If so you will need to advise them of the new solicitor and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the banks approved list to avoid escalating expenses and delays. So that should be your starting point. The find a solicitor tool can help you find a lender approved conveyancer for your conveyancing in Audenshaw
If instructed can a conveyancer remove a person from the title of my property in Audenshaw ?
Removing or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner