We are buying a 1 bedroom flat in Pendlebury with a mortgage. We have a Pendlebury conveyancer, but the lender says he's not on their "panel". It appears that we have little option but to use one of the lender panel solicitors or retain our Pendlebury lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; can we not require that the lender use our Pendlebury solicitor ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Pendlebury conveyancing lawyer to apply to be on the conveyancing panel.
Last July we completed a house move in Pendlebury. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Pendlebury?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Pendlebury. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire known as a SPIF. If the information turns out to be misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pendlebury.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to use a specialised conveyancing solicitor in Pendlebury?
You should check but the the likelihood is that appoint one of their panel lawyers where you take up the "fee-free" deal. Speak to the bank to see if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Pendlebury.
My wife and I are selling our property in Pendlebury and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in Pendlebury. Having lived in Pendlebury for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must 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 health insurance to cover that same illness)
I am using a search engine for the phrase cheap conveyancing in Pendlebury it shows results of many property lawyersin the vicinity. How do I determine which is the suitable solicitor for the sale of my house?
The best way of finding a suitable conveyancer is through a trusted referral, so ask friends and those you trust who have acquired a property in Pendlebury or a local estate agent or mortgage broker. Fees for conveyancing in Pendlebury differ, so it's a good idea to secure a minimum of three fee estimates from different conveyancers. Be sure to obtain confirmation that the fees are fixed.
Me and my husband are buying a leasehold property in Pendlebury. Conveyancing quotes are coming in at around £1700. Is that in the right ballpark?
The average cost last year for conveyancing in Pendlebury was £1,395 excluding SDLT and HMLR charges.