My partner and I are hoping to purchase a house in Accrington and are in fact using a Accrington conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Leeds Building Society have this morning contacted us to advise us that they have now hit a problem as our Accrington solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property needing a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Accrington lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
How up to date is your database of Accrington solicitors on the Lloyds conveyancing panel? Do Lloyds send you an updated list?
Accrington conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
What is the optimum way to investigate if the solicitor handling my conveyancing in Accrington is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays thus spending £175.00 in supplemental legal fees.
You should take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Accrington’ or your preferred area and you will see numerous solicitors offices in Accrington or by proximity to you.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Accrington is where the house is located. What do you suggest?
Flying freeholds in Accrington are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Accrington you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Accrington may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My step-son is just in the process of moving home, he had his mortgage in principle. When the offer was accepted on house we rang the mortgage institution to progress the mortgage application. I was very surprised to learn that mortgage companies do not accept all conveyancing practitioner, they have to be on a list, is this correct?
Banks normally restrict either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Accrington lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.