It is 10 years ago since I bought my property in Widnes. Conveyancing lawyers have now been appointed on the sale but I am unable to track down my deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they may be in the possession of the solicitor who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Widnes involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
Is it correct that all Widnes CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being problematic. The Widnes solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on a house in Widnes on 13/12/2024, valuation was booked 2 days later, received a clean bill of health. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should commercial conveyancing searches disclose impending roadworks that may impact a commercial estate in Widnes?
Its becoming the norm that commercial conveyancing solicitors in Widnes will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Widnes. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Widnes.
For every commercial conveyancing transaction in Widnes it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Widnes commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Widnes.
How does conveyancing in Widnes differ for new build properties?
Most buyers of new build or newly converted property in Widnes contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Widnes tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Widnes or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 affect my business offices in Widnes and how can your lawyers assist?
The particular law that you refer to provides protection to commercial tenants, giving them the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Widnes is one of the hundreds of areas of the UK in which the firms we work with are based
As co-executor for the will of my grandmother I am disposing of a property in Cardiff but live in Widnes. My conveyancer (based 235 miles from mehas requested that I execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Widnes who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Widnes