I am not in a position to travel far from Beaminster. I would like to know the logic why all Beaminster conveyancers are not on all bank panels?
Before the recession most lenders exhibited an attitude to risk which is different from today. The Financial Services Authority in 2010 carried out a thematic review into fraud which concluded: know the conveyancers on your panel. As a result, lenders have since looked to extract more data from law firms concerning their operations and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum volume of transactions the mortgage companies set.
Do banks and building societies provide you with an approved list of Beaminster conveyancing solicitors? How do you know who is on the Santander conveyancing panel?
Beaminster conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
We're in Beaminster, FTBs buying with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am currently in the process of buying my council flat in Beaminster. I have a mortgage agreed with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
After months of negotiation I have agreed a price on an apartment in Beaminster. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a house in Beaminster. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Beaminster solicitor is on the Yorkshire BS conveyancing panel.
Am I best advised to appoint a Beaminster conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can handle the legal work but her office is 400miles away.
The primary upside of using a high street Beaminster conveyancing firm is that you can visit the firm to sign paperwork, present your ID and pester them where appropriate. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were happy that should outweigh using an unknown Beaminster conveyancing lawyer just because they are local.