Am I correct in assuming that the fact that my solicitor in Hale is not listed on my lender's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. 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) lack of transactions (2) the lawyer 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 Hale conveyancing firm and enquire why they are no longer on the approved list for your bank.
My apartment in Hale is up for sale and I have accepted an offer. Does the conveyancing practitioner have to be on the HSBC conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
Just had an offer accepted on a new build apartment in Hale. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Hale
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
How simple is it to use your search facility to get a fee calculation from a conveyancing solicitor in Hale on the panel for my bank?
Step one is to select a bank such as Lloyds TSB Bank, Virgin Money or Barclays Direct then choose your location for example Hale. Conveyancing practices in Hale and beyond should be shown.
We're new on the property ladder - had an offer accepted, yet the selling agent has warned us that the seller will only proceed if we use their recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor used to conveyancing in Hale
We suspect that the owner is not behind this ultimatum. Should the seller desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Contact the owners directly and make sure they understand (a)you are motivated purchasers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your preferred Hale conveyancing solicitors - not the ones that will provide the estate agent a referral fee or meet his conveyancing targets demanded by corporate headquarters.
Me and my husband accepted an offer on a Hale ground floor flat left to us 5 years ago in 2012. I have over 15 years conveyancing experience and, although retired, see no reason not to do my own legal work. The buyer's solicitor has informed me that their Lenders will not allow us to do our own conveyancing mandating that the funds to be released via a solicitor's bank account.
Mortgage instructions to property lawyers from all mainstream lenders specify that If the vendor is not legally represented the borrower's lawyers should check whether the lender needs to be informed so that a decision can be made as to whether they are prepared to move forward.