Am I correct in assuming that the fact that my conveyancer in Farnworth is not identified on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. If you are concerned you should simply call the Farnworth conveyancing firm and enquire why they are no longer on the approved list for your lender.
How up to date is your search tool for Farnworth conveyancing solicitors on the RBS conveyancing panel? Do RBS send you an updated list?
Farnworth conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
How does conveyancing in Farnworth differ for new build properties?
Most buyers of new build property in Farnworth come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Farnworth tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Farnworth or who has acted in the same development.
I decided to have a survey done on a property in Farnworth in advance of appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks tend not grant a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Farnworth. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be wary about brokers that I am dealing with are suggesting a web based conveyancing firm rather than a High Street Farnworth conveyancing practice?
As with many service providers, often input from family and friends can be worth their weight in gold. Nevertheless there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend solicitors to retain. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You are at liberty to appoint your preferred conveyancer. Don't forget that many mortgage providers have an approved list of law firms you have to use for the lender aspect of your house move.
Should one remove a deceased person's details from the title deeds for a property in Farnworth?
If a Farnworth property is co-owned and one of the owners dies, their name will not immediately be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a disposal you would simply be required to supply proof as to the reason the joint owner is not a party to the contract, such as the probate documents.
With a view to making the sale conveyancing smoother in the future you can apply to have the deceased name erased from the title by applying to HM Land Registry with evidence of the death. There is no fee from the Registry for this service.