Am I correct in assuming that the fact that my solicitor in Lingfield is not on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 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 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 Lingfield conveyancing firm and ask them why they are no longer on the approved list for your bank.
We have a mortgage agreed in principle with . Lingfield conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from ?
There is no definitive answer here. Have conducted the survey? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My fiancee and I are spending time looking at houses in Lingfield and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with .
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with , ask your prospective lawyers if they are on the conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being pedantic. The Lingfield solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?
It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are close to exchanging contracts on the sale of our property in Lingfield and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Lingfield conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Lingfield. Having lived in Lingfield for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I was pointed in your direction by a few property agents in Lingfield to locate a solicitor on your site. What’s the financial upside for Estate Agents to offer your lawyers over and above alternative conveyancing organisations?
We don’t make any commission for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to instruct a conveyancing solicitor for leasehold conveyancing in Lingfield. I happened to discover a web site which appears to be the perfect solution If there is a chance to get all formalities completed via web that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?