I am 4 weeks into the sale of my maisonette in Culcheth and the EA has just text me to advise that the buyers are switching conveyancer. The reason given is that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Culcheth ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lenders point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
We are a couple about to sign contracts for a garden flat in Culcheth. We have hit a problem. The loan offer with National Westminster Bank runs out on 24/9/2025 but the owners are insisting on a completion date of 26/9/2025. Is it possible to extend the mortgage offer?
The person best placed to deal with your question is your solicitors who will hopefully determine if they better off negotiating with the mortgage company, seller’s solicitors, estate agents or conceivably all three based on what has happend in your conveyancing as of today.
Should our lawyer be raising questions concerning flooding as part of the conveyancing in Culcheth.
Flooding is a growing risk for conveyancers dealing with homes in Culcheth. There are those who purchase a house in Culcheth, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Culcheth. The conventional set of property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to find out whether the property has historically flooded. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer may commence a compensation claim resulting from an incorrect reply. A purchaser’s lawyers may also order an environmental search. This will reveal whether there is a recorded flood risk. If so, further investigations will need to be initiated.
I have justdiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Culcheth for a purchase of a leasehold flat 10 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Culcheth conveyancing specialists.
About to purchase a new build flat in Culcheth. 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 can expect your new-build leasehold conveyancing in Culcheth
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared.
In searching the world wide web for the phrase on line conveyancing in Culcheth it brings up many conveyancerslocally. How do I determine which is the right conveyancer for my move?
The ideal way of seeking the right conveyancer is through a personal testimonial, so ask colleagues and those you trust who have bought a property in Culcheth or a local estate agent or financial adviser. Charges for conveyancing in Culcheth vary, so it's advisable to obtain a minimum of three fee estimates from varying types of conveyancers. Make sure that you know that the fees are fixed.