Am I correct in assuming that the fact that my solicitor in Stretford is not on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent 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. If you are concerned you should simply call the Stretford conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Can I use your services to recommend a Conveyancing solicitor in Stretford even where I’m not buying or disposing of a house, for instance where I wish to acquire a shop in Stretford with a mortgage from Leeds Building Society?
The service is mainly utilised to locate residential conveyancing solicitors in Stretford but we have listed towards the end of this page some Stretford commercial conveyancing firms. You will need to enquire with the company directly to see if they can also act for Leeds Building Society
I am in the process of refinancing my flat in Stretford, does my lawyer have to be on the HSBC Conveyancing panel?
There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I have recentlyfound out that Arc property Solicitors have closed. They conducted my conveyancing in Stretford for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can make 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 Stretford conveyancing specialists.
Taking into account that I will soon spend 450k on a property in Stretford I would like to talk to a conveyancer concerning thehouse move ahead of appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your property ownership legalities in Stretford.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Stretford should be the figure that you end up paying.
I have just appointed agents to market my garden flat in Stretford.Conveyancing is yet to be initiated however I have recently received a half-yearly service charge demand – Do I pay up?
The sensible thing to do is discharge the service charge as normal given that all ground rent and maintenance invoices should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process