We note that you have a post code search directory identifying law firms on the Kent Reliance conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Urmston?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Urmston.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Urmston so that I can pop in to their offices when needed.
As opposed to 12 years ago, the vast majority lenders no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to supply ID documents and there are still distinct benefits to instructing a locally based solicitor, in your case a conveyancing solicitor in Urmston.
We previously instructed solicitors with offices in Urmston on the Bank of Ireland solicitor approved list. They have just billed me an additional sum for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor is entitled to charge a fee for this. This fee is not set by Bank of Ireland but by your Urmston conveyancer. Plenty of firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
I am currently in the process of buying my council flat in Urmston. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I can not work out if my bank requires a lease extension. I have called into my local Urmston bank branch on various occasions and was told it wasn't a problem and they would lend. My Urmston conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend based on their published requirements. I simply don't know who is right.
Your lawyer must follow the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
A relative advised me that where I am purchasing in Urmston I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Urmston conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Urmston around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Urmston.
I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Urmston for a purchase of a leasehold apartment 10 months ago. How can I check that the property is not still registered in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Urmston conveyancing specialists.
I am looking for a conveyancing lawyer in Urmston for my home move. Is it possible to review a solicitor's record with the legal regulator?
Members of the public may find presented Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.