I am not well enough to travel far from Blackwood. Is there a reason why all Blackwood conveyancers are not on all lender panels?
A decade ago most banks had an attitude to risk which is different than today. The Financial Services Authority in 2010 carried out a thematic review into fraud which concluded: know the property lawyers on your panel. As a result, banks have subsequently soughtmore information from law firms regarding their operations and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Hundreds of firms have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum volume of transactions the lenders insisted on.
Are you able to suggest a Britannia allowed Blackwood conveyancing firm that can complete within less than a month? Would it be better to use a local Blackwood practice or a national comparison site?
We can recommend some very good Blackwood conveyancing firms. You can also walk up the high street in Blackwood. Go in to some well established firms and ask to speak with a conveyancing solicitor for a quote. Mention your requirements together with your reasons and ask for a commitment on your deadline. Appoint the lawyer that appears most efficient.
My house in Blackwood is up for sale and I have a purchaser. Will the conveyancer have to be required to be on the Bank of Ireland conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
Will my conveyancer be raising questions about flooding during the conveyancing in Blackwood.
Flooding is a growing risk for conveyancers conducting conveyancing in Blackwood. There are those who purchase a property in Blackwood, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Blackwood. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the seller to determine if the property has historically flooded. In the event that flooding has previously occurred which is not notified by the owner, then a buyer may commence a claim for damages as a result of such an inaccurate response. A purchaser’s solicitors may also carry out an environmental search. This will reveal if there is any known flood risk. If so, additional inquiries will need to be conducted.
I have been pointed in your direction by a couple of local selling agents in Blackwood to get a quote from a solicitor on your site. What’s the financial incentive for Estate Agents to offer your services rather than alternative conveyancing organisations?
We don’t offer any referral fee for directing people our way. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.