Is the fact that my conveyancer in Bredon is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor 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 simply call the Bredon conveyancing firm and ask them why they are no longer on the approved list for your bank.
Can your site be used to recommend a Conveyancing solicitor in Bredon even where I’m not purchasing or disposing of a house, for instance if I intend to buy a shop in Bredon with a mortgage from HSBC Bank?
The service is mainly utilised to find residential conveyancing solicitors in Bredon but we have recorded towards the bottom of this page a selection of Bredon commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they are also authorised to represent HSBC Bank
My wife and I are buying a flat in Bredon. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I have arranged the release of further funds on our home loan from RBS as we intend to carry out a loft conversion to our house in Bredon. Do we need to appoint a local Bredon solicitor on the RBS conveyancing panel to handle the paperwork?
RBS would not normally appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being pedantic. The Bredon solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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 decided to have a survey carried out on a house in Bredon prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some lenders will not grant a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bredon. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I am about to spend £400,000 on a terraced house in Bredon I wish to talk to a solicitor regarding theconveyancing before instructing the firm. Can this be arranged?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your conveyancing in Bredon.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Bredon should be the amount on the final invoice that you are charged.