I am in the process of selling my house in Denton and the EA has just telephoned to say that the buyers are switching property lawyer. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. Why would a leading mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Denton ?
Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
I have given 8 weeks notice to my current landlord and must leave my rented property in Denton by the end of next month. Conveyancing on my purchase is progressing. Is it possible to complete in six weeks as I wish to avoid having to move into short term accommodation?
It is unwise to give notice for your letting until exchange of contracts has taken place. If you have not previously done so, update to your solicitor and ask them to they apply pressure on the owners solicitors, try to get a realistic time scale from them that everyone will look to achieve
My aunt passed away six months ago and as sole heir and executor I was left the house in Denton. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
I need some quick conveyancing in Denton as I am under pressure to sign on the dotted line within 4 weeks. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not obtaining a home loan you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Denton the following are examples of issues that can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
I used Wolstenholmes a few years ago for my conveyancing in Denton. Now, I need the documents however the law firm is no longer operating. What do I do?
You should 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 Denton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a conveyancing solicitor in Denton for my home move. Is it possible to check a firm’s complaints history with the legal regulator?
Members of the public may see published Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.