Am I correct in assuming that the fact that my solicitor in Burwash is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible 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. If you are concerned you should simply call the Burwash conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am need of leasehold conveyancing for a flat in a fairly new development (five years old) in Burwash. 95% of the appartments are already disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Burwash?
If you are acquiring a property with the assistance of a loan, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Burwash conveyancing searches are optional. Your solicitor, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Burwash.
When it comes to mortgage companies such as Lloyds, do Burwash conveyancing practitioners face a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Completion of my remortgage has taken place for my property in Burwash. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After much negotiation I have agreed a price on a house in Burwash. My financial adviser recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My step-father has urged me to use his conveyancers in Burwash. Should I choose my own property lawyer?
There are no two ways about it the ideal way to select a conveyancing solicitor is to get guidance from friends or family who have experience in using the solicitor that you are are thinking of instructing.
We are in the process of selling our flat in Burwash. Conveyancing is fine but we are being charged a fortune from the landlord. To date we have issued a cheque for £275 for a leasehold management pack and then a further £117.20 for answers to questions raised by the buyers property lawyer.
Your solicitor will unlikely have any say over the level of the charges for this information however the average costs for the information for Burwash leasehold property is £355. When it comes to Burwash conveyancing transactions it is standard for the owner to cover the costs. The freeholder or their agents are not duty bound to address these questions most will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no statute that mandates set charges for administrative tasks. Nor is there any set time limit by which they are required to provide the information.