I am one month into the sale of my flat in Morley and the estate agent has just telephoned to warn that the buyers are swapping law firm. I am told that this is due to the fact that the bank will only deal with property lawyers on their approved list. Why would a leading mortgage company only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Morley ?
UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say 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. The buyers are not going to have any impact on this.
I am assisting my step-mother sell her flat in Morley. Will the solicitor arrange the EPC or it is for me to see to?
Following the abolition of Home Information Packs, energy assessments was kept a required part of moving property. An energy performance certificate must be to hand prior to the property being marketed. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Morley conveyancing practitioner they might be willing to arrange EPC’s due to their contacts with long established local providers
We are getting the release of further funds on our home loan from Principality as we intend to conduct renovations to our home in Morley. Are we obliged to select a nearby Morley solicitor on the Principality conveyancing panel to handle the legals?
Principality would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
I recently had an offer accepted on an apartment in Morley. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £225. A few days later, the solicitor contacted me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have todaybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Morley for a purchase of a leasehold flat 10 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest way to check if the property is registered to you, 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 Morley conveyancing specialists.
How does conveyancing in Morley differ for newly converted properties?
Most buyers of new build premises in Morley approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Morley tend to purchase the land, 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 property lawyers 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 used to new build conveyancing in Morley or who has acted in the same development.
In surfing the world wide web for the words cheap conveyancing in Morley it shows results of many solicitorsin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?
The best method of choosing the right conveyancer is through a personal referral, so enquire of friends and family who have acquired a property in Morley or the reputable estate agent or mortgage broker. Charges for conveyancing in Morley differ, so it's sensible to secure a minimum of four costs illustrations from varying types of conveyancers. Dont forget to clarify that the costs are assured not to rise.
We are about to purchasing a apartment in Morley. Could the solicitor have our purchase price a secret from sites such as Rightmove. How do I make sure this is not disclosed?
The Land Registry are legally required to note price paid data on a register of the title for residential properties nationwide including properties in Morley. The Title Register is an open document, so HM Land Registry would be breaking the law excluded specific homes such as your one in Morley.
You can make a request of HMLR to hide the price paid data yet the response will be in the negative.