Me and my fiance are buying a 1 bedroom flat in Westhoughton with a mortgage. We wish to retain our Westhoughton lawyer, however the lender advise she’s not on their "panel". It appears that we have no option but to appoint one of the bank panel conveyancing practices or retain our Westhoughton lawyer and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. 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 Westhoughton conveyancing solicitor to apply to be on the conveyancing panel.
Can you recommend a Barnsley Building Society approved Westhoughton conveyancing lawyer finish our home move within 10 days? Would it be better to use a high street Westhoughton conveyancer or a nationwide conveyancer?
We can recommend some very good Westhoughton conveyancing firms. You can also walk up the main road in Westhoughton. Go in to a couple of firms and ask to speak with a conveyancing solicitor for a quote. Mention your expectations together with the reasons and ask for a commitment on speed. Appoint the one that you trust.
Do the Building Society Association intend to launch a online directory to to identify solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in Westhoughton?
We have not been informed any intention on the part of the BSA to promote such a tool.
I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Westhoughton for a purchase of a freehold house 9 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The quickest way to see if the premises is in your name, 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 Westhoughton conveyancing specialists.
I've found a house that seems to be perfect, at a great price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Westhoughton. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
Most houses in Westhoughton are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Westhoughton so you should seriously consider shopping around for a Westhoughton conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should advise you fully on all the issues.
I acquired a ground floor flat in Westhoughton, conveyancing was carried out May 1996. Can you work out an approximate cost of a lease extension? Corresponding properties in Westhoughton with an extended lease are worth £227,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2097
With only 72 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
I have read on various consumer advice websites that when selecting a conveyancing lawyer they must be approved by your bank. I am a FTB but I have an AIP from Birmingham Midhshires and I already have a family conveyancing solicitor in Westhoughton in place. Does Birmingham Midhshires require an approved solicitor to be used? Does a directory of approved conveyancers even exist so I can choose a conveyancing lawyer in Westhoughton?
You should use a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is telephone your preferred Westhoughton conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous choices open to you here:
- Carry on with your chosen Westhoughton conveyancing practitioner but Birmingham Midhshires will need to use a conveyancing practitioner from their approved panel. This will result in additional cost together with probable delay.
- Get a fresh conveyancer to conduct the conveyancing, not forgetting to check that they are on the Birmingham Midhshires conveyancing panel.
- Convince your property lawyer to do everything possible to get accepted on the Birmingham Midhshires panel of solicitors.