Am I correct in assuming that the fact that my solicitor in Lancashire is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Lancashire conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Is it possible for conveyancing in Lancashire to be finalised within 28 days?
In the event that you are under pressure to sign contracts we would recommend that your conveyancer is familiar with the area as they will have local connections and insight. It is even conceivable that they may have transacted previoushouses in the same neighbourhood. Therefore consider using a Lancashire conveyancing lawyer. Second, be sure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that nearly one in five of Lancashire conveyancing deals are frustrated or jeopardised after finding out that a buyer’s lawyer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the transaction being frustrated by as much as 21 days. It is understood that this issue impacts in the region of 100,000 home moves annually. Many Lancashire conveyancing firms can not act for certain banks so do check as early as possible.
I am purchasing a end of terrace house in Lancashire. Our aim is to an extension at the rear at the house.Will legal work on the property involve checks to see if these works are prohibited?
Your solicitor should check the registered title as conveyancing in Lancashire will occasionally reveal restrictions in the title documents which prohibit certain alterations or require the permission of another owner. Many additions require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
I happen to be the sole beneficiary of my late father’s will and I have everything in my name now, including the house in Lancashire. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the CML six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in October. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many lenders would take a pragmatic view as this clause is primarily there to pick up on the purchase and immediately sell or the quick reselling of property.
Principality have agreed my mortgage in principle, my bid on a property in Lancashire has been agreed to, now what?
The property agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Contact Principality or the financial adviser and finalise any outstanding documentation. Principality will appoint a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Principality will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lancashire.
What will a local search reveal about the house my wife and I purchasing in Lancashire?
Lancashire conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search is essential in every Lancashire conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am looking for a conveyancing solicitor in Lancashire for my purchase. Can I check a firm’s complaints history with the profession’s regulator?
You may search for published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.