My fiance and I are intent on acquiring a leasehold flat in Bulkington. My Conveyancer is not on the mortgage company approved list. Is it possible for me to retain my Bulkington conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
Various options include
- Carry on with your chosen Bulkington solicitor but your lender will undoubtedly use a property lawyer from their conveyancing panel. The net result is additional charges and potential interruption.
- Choose a new property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to apply to join the mortgage company panel
Can you clarify what the consequences are if my lawyer’s firm is expelled from the TSB Conveyancing panel ahead of completing my conveyancing in Bulkington?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Should my solicitor be asking questions concerning flooding during the conveyancing in Bulkington.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Bulkington. There are those who purchase a property in Bulkington, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous searches that may be initiated by the buyer or by their conveyancers which can give them a better understanding of the risks in Bulkington. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover whether the premises has ever been flooded. If the property has been flooded in past and is not disclosed by the owner, then a purchaser may issue a claim for damages stemming from an inaccurate response. A purchaser’s conveyancers will also commission an environmental report. This will indicate if there is a recorded flood risk. If so, more detailed investigations should be carried out.
Is it possible to swap conveyancer as I need to choose one who is on the Alliance & Leicester conveyancing panel. I instructed a local conveyancing solicitor in Bulkington round the corner but he is not approved by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Bulkington on the Alliance & Leicester panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Bulkington. In utilising the find a conveyancing solicitor tool on this website, you can scrutinise charges for conveyancing solicitors in Bulkington and throughout England and Wales.
What tools are available to find a Bulkington conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the solicitor.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Bulkington and you will see a number of lawyer located nearest Bulkington. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.