Is the fact that my solicitor in Chorlton is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 Chorlton conveyancing firm and ask them why they are no longer on the approved list for your bank.
Our Chorlton solicitor has spotted a discrepancy between the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My lawyer has advised that he must ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My Solicitor in Chorlton has never been on on the Barnsley Building Society Solicitor Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Barnsley Building Society approved list?
Your options are as follows:
- Complete the purchase with your existing Chorlton lawyers but Barnsley Building Society will need to retain a lawyer on their panel. This will result in additional total legal fees and result in frustration.
- Choose an alternative lawyer to act in the conveyancing, obviously checking they are Persuade your conveyancer to do everything within their powers to join the Barnsley Building Society conveyancing panel
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Chorlton?
There are two types of lawyers who can carry out conveyancing in Chorlton namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the sale or purchase of property. Both are duty bound to carry out Chorlton conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that the requisite procedures should be accurately taken.
I just bought a property at auction in Chorlton. Conveyancing is needed. What happens now?
Having legally committed yourself to purchase you must retain a conveyancing practitioner as a matter of priority as you are facing a pending a fixed date to complete the conveyancing. An auction property will ordinarily have an associated legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete on the date specified in the contract.
I am expecting a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Chorlton solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Chorlton solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
In my capacity as executor for the estate of my grandmother I am selling a house in Newport but reside in Chorlton. My conveyancer (who is 235 kilometers from meneeds me to sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Chorlton to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Chorlton based
Is it true that a Chorlton conveyancing company got sued by a client for failing to conduct the right conveyancing searches?
We are not aware of such a Chorlton conveyancing claim but it has been reported that, a couple buying a property elsewhere in England successfully sued their lawyer due to development permission to construct a wind farm failing to be identified in conveyancing searches.
If you are buying in Chorlton It is critical that your conveyancing practitioner conduct all Chorlton conveyancing searches required to ensure you have relevant and current information ahead of purchasing a property.