We are planning to buy a 3 bedroom flat in Chadderton with a mortgage. We have a Chadderton lawyer, however the lender advise he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Chadderton lawyer and pay for one of their panel ones to represent them. This feels very unfair; can we not require that the lender use our Chadderton conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Chadderton conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing lawyers identified via your search tool conduct conveyancing in Chadderton by way of an attended exchange?
We do have a number of conveyancing experts carrying out attended exchanges. Please contact us to get a costs illustration and details as to availability.
I am assisting my mother sell her house in Chadderton. Does the solicitor arrange an energy performance certificate or do I organise this?
After the abolition of HIPs, energy performance certificates remained a mandatory component of selling a house. An energy assessment must be commissioned prior to the property being marketed. This is not a task that solicitors normally organise. If you are using a Chadderton conveyancing practitioner they may help arrange energy performance certificates due to their relationships with long established Chadderton energy assessors
I happen to be the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Chadderton. The Chadderton property was put into my name in December. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the property in December. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many mortgage companies would take a pragmatic view as this obligation primarily exists to identify subsales or the quick reselling of properties.
The formalities of my remortgage has taken place for my property in Chadderton. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have been told that property searches are the number one cause of delay in Chadderton house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Chadderton.
I have recentlydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Chadderton for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The easiest way to check 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 Chadderton conveyancing specialists.