I am progressing with the sale of my flat in Northallerton and the EA has just called to warn that the purchasers are appointing a new law firm. The reason given is that the lender will only deal with solicitors on their approved list. Why would a major lender only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Northallerton ?
UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Mortgage companies justify this action to a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Please help. My Northallerton conveyancer is assuring me that she is duty bound toorder Northallerton conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are obtaining a mortgage with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Northallerton conveyancing searches.
We're in Northallerton, First timers purchasing with a mortgage (lender is Clydesdale , and our lawyer is on the Clydesdale conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I acquired my house on 4 August and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Northallerton said it should be concluded in a couple of weeks. Are transfers in Northallerton particularly slow to register?
As far as conveyancing in Northallerton registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and whether the Land registry communicate with any other parties. Currently roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration occurs once the buyer is living at the property therefore post completion formalities is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
My husband and I are novice buyers - had an offer accepted, yet the property agent advised that the owners will only move forward if we use their preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Northallerton
It is highly unlikely the vendors are driving this. Should the seller want ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Northallerton conveyancing solicitors - not the ones that will provide their negotiator at the agency a commission or hit his conveyancing targets demanded by head office.