Are the BSA intent on creating a online directory to list firms on the Norwich and Peterborough Building Society conveyancing panel for example in Chorley?
We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.
Is it correct that all Chorley CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved practices?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I have paid off my mortgage with HSBC. I assume I don't need a Chorley property lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I recently had an offer agreed on a house in Chorley. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. Soon after, the conveyancing practitioner called me to say 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 require expedited conveyancing in Chorley as I have pressure to complete inside 4 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you are at free not to do searches although no law firm would suggest that you don't. With plenty of history conveyancing in Chorley the following are instances of issues that can appear and therefore affect future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Railway Schemes,...
Due to the advice of my in-laws I had a survey completed on a property in Chorley ahead of instructing solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some banks tend not issue a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Chorley. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be concerned that third parties that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a local Chorley conveyancing company?
As is the case with many service providers, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend lawyers to retain. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You are at liberty to select your preferred conveyancer. Don't forget that some banks specify a panel list of law firms you are obliged to use for the mortgage related work in your conveyancing.
I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Chorley. Conveyancing advisers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Chorley ?
Most houses in Chorley are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Chorley in which case you should be looking for a Chorley conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your lawyer will advise you fully on all the issues.
Chorley Leasehold Conveyancing - Sample of Queries Prior to Purchasing
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Does the lease have onerous restrictions? Does the lease have more than 82 years left?