I am not well enough to travel far from Dingle. Can you please explain the reason why all Dingle conveyancers aren't included on all lender panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in mortgage companies culling a number of firms off their books of approved solicitors .
The Dingle conveyancing lawyers that I recently instructed on my purchase in Dingle have without warning shut down. They were on acting for me because I needed a firm on the RBS conveyancing panel and my previous Dingle lawyer was not. I issued them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
I am helping my aunt sell her house in Dingle. Will the conveyancing solicitor arrange the energy performance certificate or should I organise this?
After the abolition of HIPs, energy performance certificates was maintained a mandatory component of moving house. An EPC must be to hand prior to the property being marketed. It is not as aspect of the sale process that conveyancers ordinarily arrange. If you are instructing a Dingle conveyancing lawyer they might be able to arrange EPC’s given their contacts with reputable local accredited person
is it true that all Dingle solicitor practices on the Nationwide conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
Planning on purchasing a maisonette in Dingle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dingle conveyancer is on the Nottingham conveyancing panel.
I know that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when buying a property in Dingle? or I am told that there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this appropriate for conveyancing in Dingle?
Unless a prior acquisition of the premises completed after 12 October 2013 you may assume that lawyers conducting conveyancing in Dingle to continue to propose a a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Dingle?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Dingle. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’