Am I correct in assuming that the fact that my solicitor in Buckley is not on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 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 Buckley conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My fiancee and I are buying our first house. Our conveyancing practitioner has messagedto see if we wish to order additional conveyancing searches. We are really unsure what's appropriate for conveyancing in Buckley
The scope of Buckley conveyancing searches should be triggered based primarily on the premises, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What is important is that you properly appreciate what information each search could supply. You may then make a decision if you consider that you need that information. If unclear, ask your solicitor to recommend.
Are the Buckley conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Buckley 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.
Can I be sure that the Buckley conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Buckley obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I'm in the process of viewing apartments in Buckley and I am about to put in an offer. Is it best to have a lawyer on ‘stand by’? I intend to finance via a mortgage with HSBC.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
About to purchase apartment in Buckley. 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 Virgin Money 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 Buckley lawyer is on the Virgin Money conveyancing panel.
It has been 3 months following my purchase conveyancing in Buckley completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.