Am I correct in assuming that the fact that my solicitor in Lavenham is not on my bank's solicitor panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should simply call the Lavenham conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Do commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Lavenham?
Its becoming the norm that commercial conveyancing solicitors in Lavenham will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Lavenham. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lavenham.
For every commercial conveyancing transaction in Lavenham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Lavenham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Lavenham.
How does conveyancing in Lavenham differ for new build properties?
Most buyers of new build residence in Lavenham approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is finished. This is because developers in Lavenham tend to purchase the land, 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 Lavenham or who has acted in the same development.
How difficult is it to swap firm as I need to retain a firm on the National Westminster Bank conveyancing list. I instructed a local conveyancing solicitor in Lavenham round the corner but he is not accepted by National Westminster Bank
It would be our pleasure to help you find a conveyancing solicitor in Lavenham on the National Westminster Bank panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Lavenham. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Lavenham.
Our bank agreed in principle to issue us a mortgage. We instructed a reputable conveyancer in Lavenham yesterday. A couple of hours ago, our financial adviser phoned to advise us that the lender said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the mortgage company had some control over our choice Is this usual?
You can actually instruct any lawyer you prefer to appoint including the said conveyancer in Lavenham but if your bank aren't happy with them you will have to incur an extra fee so the mortgage company can appoint their own conveyancer too. sometimes it is conceivable that your preferred conveyancing firm to get added to the mortgage company panel. Do make the most of online search facilities including lenderpanel.com to find a conveyancing solcitor in Lavenham on the lender panel. You can go into your high street lender branch in Lavenham. They can recommend conveyancing solicitors in Lavenham on the approved list.