I am nearing exchange of contracts for my maisonette in Wickersley and the estate agent has just e-mailed to advise that the purchasers are changing their conveyancer. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. On what basis would a big named lender only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Wickersley ?
Banks have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
In the event thatI was to buy a freehold homein Wickersley for cash and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Wickersley?
Any savings you would make will be isolated to the disbursement for searches. Your solicitor is required to do the vast majority of work - money laundering, correspond with your vendors conveyancing practitioner, stamp duty return, register the ownership etc. You might save a bit for them not having to register a mortgage however it won't be significant.
We are purchasing a flat and require a conveyancing solicitor in Wickersley who is on the RBS solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Wickersley.
A friend advised me that if I am buying in Wickersley I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Wickersley conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Wickersley 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Wickersley.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who dealt with the conveyancing in Wickersley 4 years ago are no longer around. What are my options?
You no longer need to have the physical original deeds to prove you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
Just had an offer accepted on a new build flat in Wickersley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wickersley
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There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.