It may have been a long time coming a loan offer from NatWest for the refinancing of my 3 room apartment is to be issued imminently. Are you able to recommend a cheap conveyancing lawyer in Salford?
This site is not designed to help those in their quest for the lowest fares for conveyancing solicitors in Salford. Our intention is to offer affordable conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies offering the bait of £100 conveyancing in Salford. Optimistically, in deciding on cheap conveyancing, you will end up with what you pay for and at worst it will result in you being stung for extras and still not receive the service expected.
When can the exchange of contracts occur in residential conveyancing in Salford and am I required to attend the solicitors office?
If you are near to one of the conveyancing solicitors in Salford you are welcome to attend to sign documents. However, the law practices we work with supply countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not when everything is set in stone. A signed contract simply enables the solicitor to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Salford)to be in the office at the appropriate time.
My fiance and I are hoping to buy a purpose built flat in Salford with a homeloan from Norwich and Peterborough Building Society.We have a Salford conveyancing practitioner but Norwich and Peterborough Building Society advised that her practice is not on their approved list of member firms. It seems we are left with little choice but to instruct a Norwich and Peterborough Building Society panel solicitor or retain our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Norwich and Peterborough Building Society use our lawyer?
No, not really. The home loan issued to you contains various provisions, one of which will be that solicitors will be on the Norwich and Peterborough Building Society approved list. 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 solicitors to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
When it comes to lenders such as Lloyds, do Salford lawyers face a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being difficult. The Salford solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a flat in Salford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Salford lawyer is on the Nottingham conveyancing panel.
The deeds to our house can not be found. The conveyancers who handled the conveyancing in Salford 4 years ago have long since closed. What are my options?
You no longer need to have the physical deeds to evidence that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
My fiance and I have recently had an offer agreed on a property and had an appointment on Friday with Leeds Building Society for the mortgage. They warned us that when it comes to appointing a conveyancer that unless they are on their approved panel of solicitors then we will incur a further fee of £250+. This is because they will then have to instruct a conveyancer to act for them in addition to the one we choose to act for ourselves and we will be on the hook for their invoice. I have asked Leeds Building Society to supply me with a list so I can request quotes only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
Ask Leeds Building Society what their panel criteria is for a conveyancer.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on mortgages for Leeds Building Society in the past. If the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to use our search tool and we should be able to locate a conveyancing practitioner in Salford on the approved list for Leeds Building Society.