Me and my husband are purchasing a maisonette in St Annes. My Conveyancer has never been on on the lender solicitor panel. Am I still permitted to continue with my St Annes conveyancing solicitor notwithstanding that they are not on the bank panel?
You have a couple of alternatives open to you here
- Proceed with your preferred St Annes lawyer but your bank will undoubtedly retain a conveyancing practitioner from their approved panel. This will result in additional cost together with potential delay.
- Get a fresh lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your conveyancer to seek to join the mortgage company panel
Do the conveyancing lawyers via your comparison service execute conveyancing in St Annes by way of an attended exchange?
We do have a number of conveyancing experts who can conduct 24hr exchanges. Do call us to secure a fee calculation and details as to dates.
Various online forums that I have visited warn that are the primary cause of delay in St Annes conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in St Annes.
I used Stirling Law several years past for my conveyancing in St Annes. I now require my file but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Annes of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. St Annes is where the house is located. What do you suggest?
Flying freeholds in St Annes are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Annes you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Annes may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Taking into account that I will soon spend hundreds of thousands of pounds on 3 bedroom house in St Annes I wish to have a conversation with the lawyer about myconveyancing in advance of instructing the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your conveyancing in St Annes.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in St Annes should be the amount on the final invoice that you are charged.