Can you clarify what the consequences are if my solicitor is removed from the Nationwide Solicitor panel ahead of completing my conveyancing in Culcheth?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I need some fast conveyancing in Culcheth as I am under pressure to sign on the dotted line in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches carried out although no lawyer would suggest that you don't. With lots of history conveyancing in Culcheth the following are examples of issues that can crop up and adversely impact future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I used Stirling Law several years past for my conveyancing in Culcheth. I now require my file however cannot find the solicitor. What do I do?
Do call 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 Culcheth of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Culcheth is where the house is located. Is there any guidance you can give?
Flying freeholds in Culcheth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Culcheth you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Culcheth may decide 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 residence.
How do I identify a Culcheth law firm on the Barclays conveyancing panel? I have wheels and am happy to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the search on this website. Please select a lender and your location and you will see a number of Culcheth conveyancing lawyers locally. We have listed some Culcheth conveyancing firms towards the end of this page and you can contact them to verify if they are on the Barclays approved list
I am an executor of my recently deceased aunt’s Will, with a bungalow in Culcheth which will be marketed. The bungalow has never been registered at HMLR and I'm advised that some purchasers will insist that it is completed before they will move forward. What's the mechanism for this?
In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.