Me and my fiance are purchasing a 1 bedroom apartment in Chorley with a mortgage. We have a Chorley solicitor, but the mortgage company advise he's not on their "panel". It appears that we have no choice but to appoint one of the lender panel conveyancing practices or continue with our Chorley conveyancing practitioner and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Chorley conveyancing solicitor to apply to be on the conveyancing panel.
Can you vouch for a Yorkshire Building Society sanctioned Chorley conveyancing conveyancer that can complete within 28 days? Am I best advised to unstruct a high street Chorley firm or an online firm?
We can recommend some very good Chorley conveyancing firms. You can also walk up the high street in Chorley. Approach some well established firms and request to speak with a conveyancing solicitor for a fee estimate. Mention your expectations together with your reasons and get a commitment on speed. Appoint the lawyer that genuine.
I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather use a specialised conveyancing solicitor in Chorley?
You should check but the chances are that allocate you one of their panel solicitors if you accept the "fee-free" incentive. Call the mortgage company to check if they offer you a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Chorley.
I used Stirling Law a few years ago for my conveyancing in Chorley. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Chorley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Chorley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Chorley
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Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Chorley is where the house is located. What do you suggest?
Flying freeholds in Chorley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Chorley you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chorley 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 property.