Unfortunately I am unable to travel far from Gresford. Is there a reason why all Gresford solicitors aren't included on all lender panels?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a organisation is required to have two or more partners. As well as restricting the structure of firm, some building societies decided to reduce the number of practices they allow to represent them. It is worth noting that lenders have no liability for the standard of service supplied by any Gresford property lawyer on their panel. Increases in mortgage fraud was the primary trigger for the reduction of solicitor panels from 2008 notwithstanding that there are opposing views concerning whether solicitors sat at the center of that fraud. Statistics via the Land Registry reveal that thousands of conveyancing practices only transact a couple of conveyances annually. Those supporting conveyancing panel culls question why conveyancing firms should have claim to remain on a conveyancing panel when clearly conveyancing is not their primary expertise?
Please explain the implications if my solicitor is suspended from the UBS Solicitor panel ahead of completing my conveyancing in Gresford?
The first thing to point out is that, 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.
We are intent on selling our property in Gresford and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Gresford conveyancer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing practice rather than a conveyancing solicitor in Gresford. Having lived in Gresford for many years we know of no issue. Do we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I used Wolstenholmes several years ago for my conveyancing in Gresford. Now, I need my files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Gresford 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.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Gresford. Conveyancing is a frightening process 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.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Gresford
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Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared.
In my capacity as executor for the estate of my grandmother I am disposing of a house in Cardiff but I am based in Gresford. My solicitor (who is 300 kilometers awayrequires that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Gresford who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Gresford