Is the fact that my conveyancer in Calcot is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% 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 lawyer 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 Calcot conveyancing firm and ask them why they are no longer on the approved list for your bank.
Can I use your services to find a Conveyancing solicitor in Calcot even where I’m not purchasing or disposing of a house, for example if I intend to buy an office in Calcot with a loan from Aldermore?
Our comparison service is primarily there to select domestic conveyancing solicitors in Calcot but we have listed towards the bottom of this page some Calcot commercial conveyancing firms. You will need to speak with the firm directly to establish if they can also act for Aldermore
We wanted to use a conveyancing solicitor in Calcot for our house purchase. Our financial adviser has since advised us that our mortgage company Bank of Ireland won't deal with them. Why is this not regarded as unfair competition?
Mortgage Companies ordinarily restrict either the type or the volume of conveyancing practices on their approved list of lawyers. A common example of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have reduced the number of firms they permit to act for them. You should note that Bank of Ireland have no responsibility for the quality of advice provided by any member of Bank of Ireland Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels a few years ago even though there are mixed opinions concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that thousands of law firms, including some in or near Calcot only conduct a couple conveyances a year.
Will our conveyancer be raising questions about flooding during the conveyancing in Calcot.
The risk of flooding is if increasing concern for lawyers dealing with homes in Calcot. Some people will buy a house in Calcot, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Calcot. The conventional set of information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to determine whether the property has historically flooded. In the event that the property has been flooded in past which is not disclosed by the owner, then a purchaser may commence a claim for damages resulting from an misleading answer. A purchaser’s solicitors may also carry out an environmental search. This should indicate if there is any known flood risk. If so, additional inquiries will need to be carried out.
We are a fortnight into a freehold purchase having been recommend to a firm by the high street agent to handle our conveyancing in Calcot. We are not happy. Can you you assist me in finding new solicitors?
They would have to be really poor in order to consider changing them. Has the mortgage offer been sent? In the event that it has you will need to make them aware of the replacement lawyer and get the offer are issued to the new lawyers. Your new solicitor ideally should be on the mortgage company approved list to avoid escalating charges and frustration. So that should be your starting point. The search tool will help you find a bank approved lawyer for your conveyancing in Calcot