Is the fact that my solicitor in Wavertree is not identified on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Wavertree conveyancing practice and ask them why they are no longer on the approved list for your lender.
We are buying a purpose built flat in Wavertree with a residential mortgage from National Westminster Bank.We would like to retain our Wavertree conveyancing solicitor but National Westminster Bank says his firm is not on their approved list of firms. we are left little option but to use a National Westminster Bank panel firm or retain our local solicitor and pay for a National Westminster Bank panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that National Westminster Bank use our lawyer?
No, not really. The loan offered to you contains terms and conditions, a common one being that conveyancers must be on the National Westminster Bank conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for National Westminster Bank
Due to the guidance of my in-laws I had a survey completed on a property in Wavertree ahead of retaining conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some lenders tend refuse to issue a mortgage on such a property.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wavertree. Conveyancing may be slightly more expensive based on your lender's requirements.
What does commercial conveyancing in Wavertree cover?
Commercial conveyancing in Wavertree covers a wide range of advice, supplied by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
As co-executor for the estate of my grandmother I am selling a house in Cardiff but reside in Wavertree. My lawyer (based 300 miles awayhas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Wavertree who can attest this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are located in Wavertree
Should I cancel the direct debit for my mortgage with Nottingham as soon as a completion date for my sale in Wavertree has been agreed?
You would be well advised to maintain meeting any mortgage payments to Nottingham until the mortgage is repaid out of the proceeds of sale as part of your Wavertree conveyancing.