I am five weeks into the sale of my flat in Runcorn and the EA has just e-mailed to say that the buyers are changing their law firm. The excuse is that the mortgage company will only engage with solicitors on their approved list. Why would a major lender only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Runcorn ?
Lenders have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise 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 not going to have any impact on this.
I require conveyancing for a flat in a relatively new development (6 years built) in Runcorn. 95% of the appartments have already been occupied. Do I need carry out the conveyancing searches for my conveyancing in Runcorn?
Conveyancing Searches are a critical link in the Runcorn conveyancing process. There are hundreds search providers delivering Runcorn conveyancing searches, as well direct from the local authority. These are known collectively as personal search organisation and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
I am purchasing a property and the lawyer has raised the issue of Chancel Repair to which the property could be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this really appropriate for conveyancing in Runcorn
Unless a previous acquisition of the property took place after 12 October 2013 you can expect solicitors handling conveyancing in Runcorn to remain encouraging a chancel search and or chancel repair liability policy.
How does conveyancing in Runcorn differ for new build properties?
Most buyers of new build property in Runcorn come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Runcorn tend to acquire the real estate, 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 conveyancers 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 accustomed to new build conveyancing in Runcorn or who has acted in the same development.
What is different about your site and other internet conveyancing solicitors when it comes to conveyancing in Runcorn?
At this site secure a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Runcorn. Unlike many estate agents and brokerage sites we do not have kick-back arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the most per referral, rather than the best value conveyancing in Runcorn
I would be grateful if you could explain what my options are if my Runcorn conveyancing searches reveals negative entries?
Usually, almost all concerns revealed in Runcorn conveyancing search results can be addressed in advance of completion or title insurance can be put in place. It is important to note that even though you intend on acquiring the premises and may be content to accept the search results, your building society or bank may not, and ultimately have the final decision.