Is the fact that my solicitor in Caldicot is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 contact the Caldicot conveyancing firm and enquire why they are no longer on the approved list for your lender.
The Caldicot conveyancing firm handling our Caldicot conveyancing has identified a difference when comparing the surveyor’s assumptions in the home valuation report and what is in the legal papers for the property. My solicitor has advised that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Do the Building Society Association intend to launch a searchable register to list firms on the Coventry BS conveyancing panel for instance in Caldicot?
We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.
Have just purchased a probate house at auction in Caldicot. Conveyancing is needed. What happens now?
Given that you have now exchanged you will need to hire the services of a conveyancing practitioner quickly as you are faced with a tight a fixed date to complete the purchase. Every auction property will ordinarily have an associated legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should give this to the lawyer instructed by you ASAP. You also need to ensure that your finances are organised to complete on the on the contractual date .
Are all Caldicot Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Is there a list of Yorkshire BS panel conveyancers in Caldicot on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association websites. Very few lenders make their panel listings open the public online. If you are in need of a Caldicot property lawyer on the Yorkshire BS please use our tool.
I have been sourcing a conveyancing lawyer in Caldicot for my sale. Is there any facility to see a firm’s record with the legal regulator?
Anyone can find presented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training reasons.