I am progressing with the sale of my flat in Winsford and the EA has just telephoned to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the lender will only deal with property lawyers on their approved list. Why would a leading lender only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Winsford ?
Banks have always had an approved set of law firms that can act for them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. 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 hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
Do I have to pop into the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Winsford so that I can attend their offices if necessary.
Most conveyancing panel lawyers for mortgage companies conduct their communications via Royal Mail, e-mail or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. However you can see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
My relative suggested that if I am buying in Winsford I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Winsford conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Winsford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Winsford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Winsford.
Are there restrictive covenants that are commonly identified as part of conveyancing in Winsford?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Winsford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Winsford differ for new build properties?
Most buyers of new build residence in Winsford come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Winsford usually acquire 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 Winsford or who has acted in the same development.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Winsford. I have chance upon a site which appears to be the ideal solution If there is a chance to get all the legals done via web that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?