My brother-in-law has suggested I instruct a conveyancing solicitor in Shard End. I I would like to check whether they are on the Chelsea Building Society conveyancing panel. Can you help?
The first thing to do is e-mail your lawyer and ask them if they can act for the bank. Alternatively you should get in touch with Chelsea Building Society who may be able to help.
We are purchasing a house in Shard End. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My partner and I are in the process of viewing apartments in Shard End and I am about to put in an offer. Should I already have a property lawyer appointed at this point? I intend to finance via a home loan with Leeds Building Society.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are getting a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Shard End solicitor on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have been told that property searches are the primary cause of hinderance in Shard End conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Shard End.
How does conveyancing in Shard End differ for newly converted properties?
Most buyers of new build property in Shard End approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Shard End 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 property lawyers 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 Shard End or who has acted in the same development.
I'm refinancing my existing home to a buy to let mortgage with Barclays and intend to use the remaining equity as a down payment on further house. The neighborhood we are talking about is Shard End. Will your conveyancers be able to act for both sets of mortgage companies and tie in the conveyances?
Do use our comparison tool on this page to ensure that the lawyers are on the relevant lender panels. On the basis that they are the conveyancer will be able to connect the two conveyancing matters but you should have a chat with you lawyer and make apparent your expectations and requirements.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.