Am I correct in assuming that the fact that my solicitor in Barlestone is not listed on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of 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 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 Barlestone conveyancing practice and ask them why they are no longer on the approved list for your bank.
We see that you have a post code search directory listing law firms on the UBS conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Barlestone?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Barlestone.
is it true that all Barlestone solicitor firms on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Barlestone solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I had an offer accepted on an apartment in Barlestone on 12/3/2024, valuation was booked 4 days after, all came back fine. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Are Leeds Building Society entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will our solicitor be asking questions regarding flooding as part of the conveyancing in Barlestone.
Flooding is a growing risk for lawyers carrying out conveyancing in Barlestone. Plenty of people will acquire a house in Barlestone, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a various checks that may be carried out by the purchaser or by their conveyancers which can figure out the risks in Barlestone. The standard property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to find out whether the premises has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could issue a legal claim for losses resulting from an inaccurate response. A purchaser’s solicitors should also order an environmental report. This will reveal if there is any known flood risk. If so, additional investigations should be carried out.
What could I expect to pay for conveyancing in Barlestone?
The amount you are levied for conveyancing in Barlestone may vary considerably from solicitor to solicitor. Given these variations it is particularly critical for you to find this out when you first appoint a conveyancer. It is advisable to find a couple like for like quotes.