Is the fact that my solicitor in Fetcham is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible 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. Where you are concerned you should contact the Fetcham conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am assisting my niece sell her flat in Fetcham. Will the conveyancer order the EPC or it is for the seller to see to?
After the demise of Home Packs, energy performance certificates was left as a required part of selling a property. An energy assessment should be commissioned prior to the property being advertised. It is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are using a Fetcham conveyancing lawyer they might be willing to arrange EPC’s given their contacts with long established local energy assessors
The formalities of my purchase has taken place for my property in Fetcham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel 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.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Fetcham solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Fetcham postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Fetcham.
My relative advised me that where I am buying in Fetcham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Fetcham conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Fetcham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Fetcham.
How do I use the search facility to find a conveyancing solicitor in Fetcham on the panel for my bank?
First choose a mortgage company such as Birmingham Midshires, Bank of Scotland or Alliance & Leicester then choose your preferred area such as Fetcham. Conveyancing practices in Fetcham and beyond should be identified.
I need to instruct a conveyancing lawyer in Fetcham for my house move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
One can find presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.