I am progressing with the sale of my ground floor flat in Mossley and the EA has just e-mailed to advise that the purchasers are appointing a new solicitor. The excuse is that the bank will only work with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with specific lawyers rather the firm that they want to select for their conveyancing in Mossley ?
UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. Your purchasers are unlikely to have any impact on this.
We are a couple about to exchange contracts for a semi detached house in Mossley. We encountered a problem. The loan offer with Santander expires on 11/12/2026 but the vendors are suggesting a completion date of 15/12/2026. Can one extend the mortgage offer?
The person best placed to deal with your concern is your solicitors who will hopefully assess whether they corresponding with the lender, vendor’s solicitors, property agents or indeed all parties taking into account the circumstances your house move as of today.
Please explain the implications if my lawyer’s firm is expelled from the Nationwide Solicitor panel ahead of completing my conveyancing in Mossley?
The first thing to point out is that, this is a very rare occurrence. 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.
I am looking to sell my home. My former conveyancers has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Mossley if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Mossley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
All being well we will complete the disposal of our £275,000 garden flat in Mossley in just under a week. The freeholder has quoted £348 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Mossley?
Mossley conveyancing on leasehold flats normally involves the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to do so. They are entitled to invoice a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it exceeds £800. The management information fee levied by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, without which the charge is technically not due. In reality one has no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I own a studio flat in Mossley, conveyancing formalities finalised 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Mossley with a long lease are worth £195,000. The ground rent is £45 yearly. The lease finishes on 21st October 2089
With only 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
My property lawyer in Mossley has informed me that he requires personal identification documents saying that this forms part of his retainer as a solicitor on the bank Conveyancing panel. Am I being spun a yarn?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Mossley