Am I correct in assuming that the fact that my solicitor in Bury is not on my bank's conveyancing panel that there is a problem with the standard of her work?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 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) lack of transactions (2) the lawyer 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 Bury conveyancing practice and enquire why they are no longer on the approved list for your lender.

What is the difference between a licensed conveyancer and conveyancing solicitor in Bury

There are many registered licenced Conveyancers in Bury and Solicitor firms in Bury who can help with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Is it the case that all Bury CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved practices?

It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

About to purchase apartment in Bury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bury conveyancer is on the Bank of Ireland conveyancing panel.

I have been on the look out for a flat up to £305k and identified one round the corner in Bury I like with a park and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Bury in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan that many years may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

Estate agents have just been given the go-ahead to market my garden apartment in Bury. Conveyancing has not commenced, however I have recently had a yearly service charge demand – should I leave it to the buyer to sort out?

It best that you discharge the invoice as normal given that all ground rent and maintenance invoices should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Bury - A selection of Queries before Purchasing

Where a Bury lease has no more than 80 years it will have adverse implications on the value of the apartment. It is worth checking with your mortgage company that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably require a lease extension at some point and it is worth discovering what this will be. For most Burylease extensions you would need to own the property for a couple of years in order to be legally able to carry out a lease extension. What is the the remaining lease term? Does the lease include onerous restrictions?

I am purchasing a maisonette with all finances in place. My lawyer has been given with 2 distinct proof of photo ID, bank statement, multiple utility bills. Now he needs a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not selling fake watches.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Bury conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.