I am progressing with the sale of my flat in Acle and the EA has just e-mailed to advise that the buyers are swapping property lawyer. The reason given is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only deal with specific solicitors rather the firm that they want to select for their conveyancing in Acle ?
Lenders have always had panels of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks attribute this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 purchasers are unlikely to have any impact on this.
As someone with no idea as to the Acle conveyancing process what is the number one tip you can give me for the legal transfer of property in Acle
Not many law firms or advisers will tell you this but conveyancing in Acle or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the home moving process. For example, the seller, selling agent and even potentially the lender. Selecting a lawyer for your conveyancing in Acle an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to protect your legal interests and to protect you.
We are witnessing a worrying increase in the "blame" culture- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor ahead of all other parties in the home moving process.
The deeds to my home are lost. The conveyancers who handled the conveyancing in Acle 10 years ago have long since closed. What do I do?
As long as the title is registered the details of your ownership will be held by HMLR with a Title Number. It is easy to execute a search at the Land Registry, locate your house and secure current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
How does conveyancing in Acle differ for newly converted properties?
Most buyers of new build premises in Acle contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Acle tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Acle or who has acted in the same development.
I need to instruct a conveyancing practitioner in Acle for my home move. Can I see a solicitor's record with the legal regulator?
Members of the public can read published Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, 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 SRA could monitor telephone calls for training reasons.