I had intended to instruct a conveyancing solicitor in Bradmore for our house purchase. Our financial adviser has since advised us that our mortgage lenders Britannia won't deal with them. Why is this not regarded as unduly restrictive?
Banks on the whole restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the type of firm, a few banks have decided to limit the number of solicitor practices they permit to represent them. Be aware that Britannia have no responsibility for the quality of advice provided by any member of Britannia Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there are mixed opinions about the level of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Bradmore only execute one or two conveyances per annum.
What is your number one tip for choosing a conveyancing solicitor in Bradmore
We would encourage you not to go for the lowest Bradmore conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Bradmore conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Bradmore solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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 have been told that property searches are the number one reason for hinderance in Bradmore conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of slowing down conveyancing in Bradmore.
I'm refinancing my current property to a BTL loan with Godiva Mortgages Ltd and I will use the rest of the raised equity as a deposit on further house. The neighborhood we are talking about is Bradmore. Will your lawyers be able to act for the two mortgage companies and tie in the two deals?
Make use of our search tool on this site to check that the lawyers are on the relevant lender panels. On the basis that they are the lawyer should be able to simultaneously deal with the two transactions but you should talk with you conveyancer and make clear your desired outcome and requirements.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Swansea but live in Bradmore. My solicitor (based 200 miles awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Bradmore to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Bradmore based