I am six weeks into the sale of my maisonette in Belper and the estate agent has just telephoned to say that the purchasers are swapping law firm. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. On what basis would a major lender only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Belper ?
UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies attribute this action to a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
We hope to to buy with Melton Mowbray Building Society. I went into a couple of local companies but cant to find a Belper conveyancing firm on the Melton Mowbray Building Society panel. Please you help?
Feel free to make the most of the find a lender approved solicitor tool on this page. Pick the building society and type Belper or your location and you will discover a number of lawyer based in Belper or nearest you.
A relative pointed out to me me that in purchasing a property in Belper there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of anumerous of properties in Belper which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Belper should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have agreed to purchase a house in Belper. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Barclays your lawyer must comply with the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Barclays where a lease fails to meet these requirements. The specifications relate to the installation of panels on properties countrywide and is not restricted to Belper.
The formalities of my purchase has taken place for my property in Belper. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I need some expedited conveyancing in Belper as I am under an ultimatum to sign on the dotted line in less than one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are not obtaining a mortgage you have the choice not to have searches carried out although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Belper the following are instances of what can arise and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I used Arc property Solicitors several years ago for my conveyancing in Belper. Now, I need my files however cannot find the solicitor. What do I do?
You should call 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 Belper 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.