Is the fact that my solicitor in Dalston is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 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. If you are concerned you should simply call the Dalston conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Having sold my house in Dalston last June but my buyer keeps SMS messaging me to say his lawyer is waiting to hear from mine. What should have happened now that I have sold?
Post completion of your disposal your conveyancer should forward the transfer deeds and all additional paperwork to the buyer’s solicitors. If applicable, your conveyancer must also evidence that the mortgage has been paid off to the purchasers lawyers. There are no post completion formalities just for conveyancing in Dalston.
How does conveyancing in Dalston differ for newly converted properties?
Most buyers of new build property in Dalston contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Dalston usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Dalston or who has acted in the same development.
I have been sourcing a conveyancing practitioner in Dalston for my house move. Is there any facility to review a firm’s complaints history with the profession’s regulator?
Anyone may review documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may monitor call for training purposes.
My husband and I are acquiring a first floor flat in Dalston. At the point of instructing our lawyer, they said that they were on all major UK mortgage company panels. Our financial adviser contacted us yesterday to advise that they are not on the Santander approved list. If it turns out to be true, what should we do? Do we simply choose a different solicitor that is on their approved list or do we pay for separate representation, with Santander appointing their own preferred solicitor.
When buying a property with the benefit of a mortgage it is usual for the purchaser’s lawyers to also act for the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to fulfill. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should contact Santander to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Santander's conveyancing panel and you may continue to use your own Dalston solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.