Am I correct in assuming that the fact that my solicitor in Appleby In Westmorland is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should contact the Appleby In Westmorland conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My Conveyancer in Appleby In Westmorland has never been on on the Skipton Building Society Solicitor Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Skipton Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Appleby In Westmorland lawyers but Skipton Building Society will need to use a solicitor on their panel. This will inevitably rack up the total legal charges and result in delays.
- Get an alternative solicitor to act in the purchase, obviously checking they are Persuade your conveyancer to use their best endeavours to join the Skipton Building Society conveyancing panel
I am assisting my aunt sell her flat in Appleby In Westmorland. Does the solicitor arrange the energy assessment or should I organise this?
After the abolition of Home Information Packs, EPC’s remained a mandatory component of selling a house. An EPC should be to hand before the property is marketed. This is not as aspect of the sale process that lawyers ordinarily organise. Where you are using a Appleby In Westmorland conveyancing solicitor they may be able to arrange energy assessments given their relationships with reputable local accredited person
When it comes to lenders such as Kent Reliance, do Appleby In Westmorland conveyancers have to pay a fee to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
My offer was accepted on a property in Appleby In Westmorland on 2/12/2024, valuation was booked 3 days after, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Arc property Solicitors several years ago for my conveyancing in Appleby In Westmorland. I now require my file however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Appleby In Westmorland of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a property in Appleby In Westmorland ahead of retaining lawyers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may not issue a loan on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Appleby In Westmorland. Conveyancing may be slightly more expensive based on your lender's requirements.