My fiance and I are looking to purchase a house in Burslem and have instructed a Burslem conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Godiva Mortgages Ltd have this afternoon contacted us to inform me that they have now hit a problem as our Burslem lawyer is not on their conveyancing panel. Is this a problem?
If you are buying a property requiring a mortgage it is standard for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Burslem solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
We see that you have a search directory listing solicitors on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Burslem?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Burslem.
The deeds to our house can not be found. The lawyers who conducted the conveyancing in Burslem 5 years ago no longer exist. What do I do?
You no longer need to hold title deeds to prove you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
Due to the advice of my in-laws I had a survey completed on a house in Burslem ahead of appointing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders may refuse to grant a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Burslem. Conveyancing will be smoother if you use a solicitor in Burslem especially if they are acquainted with such properties in Burslem.
My company is wishing to take over a lease of an office on the high street. Can you recommend lawyers offering no-move-no fees for non-domestic conveyancing in Burslem for less than £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Burslem, including the sale and purchase of businesses as well as simply premises. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. As for the fees these will vary based on the structure and terms of the deal. Please provide us with your details or phone so as to enable us to supply you with a detailed commercial conveyancing calculation.
Whilst your website is a good idea there are many lawyers listed near Burslem being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the bank approved panel?
We do not recommend specific Burslem firms as the right Burslem conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Burslem knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..