Do the conveyancing solicitors listed on your site execute attended exchange conveyancing in Prenton?
We do have a number of conveyancing specialists who can conduct personalised exchanges. You should e-mail us to get a costs illustration and details as to dates.
I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Prenton with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Are all Prenton Conveyancing Quality Solicitors on the Santander conveyancing panel?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
My wife and I are in the throws of looking at flats in Prenton and I am about to put in an offer. Should I already have a solicitor in place at this point? I intend to finance via a home loan with HSBC.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are taking out a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my remortgage has taken place for my property in Prenton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My wife and I are close to exchanging contracts on the sale of our home in Prenton and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an online conveyancing outfit as opposed to a conveyancing solicitor in Prenton. Having lived in Prenton for 5 years we know of no issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? 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)
Are there restrictive covenants that are commonly identified as part of conveyancing in Prenton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Prenton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're first time buyers - had an offer accepted, yet the property agent has warned us that the owners will only issue a contract if we use the agent's chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Prenton
It is highly unlikely the sellers are driving this. If they desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Bypass the agents and go straight to the sellers and explain that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Prenton conveyancing solicitors - as opposed tothe ones that will earn the estate agent a introducer fee or hit his conveyancing targets set by HQ.