I am progressing with the sale of my apartment in North Cornelly and the EA has just telephoned to say that the buyers are switching conveyancer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. Why would a major mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in North Cornelly ?

Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. 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 being contacted daily by practices that have been removed from panels. Some 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. The buyers are not going to have any sway in the decision.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial land in North Cornelly?

Many commercial conveyancing solicitors in North Cornelly will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in North Cornelly. 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 North Cornelly.

For every commercial conveyancing transaction in North Cornelly it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to North Cornelly commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in North Cornelly.

I have todaydiscovered that Wolstenholmes have closed. They carried out my conveyancing in North Cornelly for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The easiest method to check if the property 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 North Cornelly conveyancing specialists.

In sourcing the world wide web for the term on line conveyancing in North Cornelly it reveals numerous conveyancersin the area. How do I determine which is the right conveyancer for the sale of my house?

The preferential method of choosing the right conveyancer is through a trusted referral, so seek the counsel of colleagues and relatives who have purchased a property in North Cornelly or the respected estate agent or financial adviser. Charges for conveyancing in North Cornelly vary, so it's sensible to request at least four fee estimates from varying types of law firms. Dont forget to clarify that the costs are guaranteed not to to be inflated.

Last July I purchased a leasehold flat in North Cornelly. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in North Cornelly - Examples of Queries Prior to buying

The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained where the building is larger than a house conversion, the managing agent employed by the leaseholders. Is the freehold owned collectively by the tenants? Are any of leasehold owners in dispute over their service charge liability?