I am one month into the sale of my house in Woodlands and the EA has just text me to say that the purchasers are appointing a new property lawyer. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with certain law firms rather the firm that they want to appoint for their conveyancing in Woodlands ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lending institutions blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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 unlikely to have any sway in the decision.
We see that you have a search directory identifying firms on the Clydesdale conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Woodlands?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Woodlands.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when purchasing a property in Woodlands?
Unless a previous acquisition of the premises completed after 12 October 2013 you can expect conveyancing practitioners delivering conveyancing in Woodlands to continue to suggest a chancel search and or chancel repair liability policy.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Woodlands is the location of the property. What do you suggest?
Flying freeholds in Woodlands are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodlands you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodlands may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way can the Landlord & Tenant Act 1954 impact my business premises in Woodlands and how can your lawyers assist?
The particular law that you refer to gives protection to commercial leaseholders, giving them the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Woodlands is one of the hundreds of locations in which the firms we work with are located
What type of property do your Woodlands conveyancing quotes relate to?
Our conveyancing quotes are only appropriate to standard residential property in England & Wales. If you have any different requirements for instance industrial or agricultural land or commercial conveyancing in Woodlands please contact us to consider this further .