I am selling my home in Northallerton and the estate agent has just telephoned to advise that the buyers are switching conveyancer. I am told that this is due to the fact that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only deal with specific law firms rather the firm that they want to select to handle their conveyancing in Northallerton ?
Banks have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
I had intended to instruct a conveyancing solicitor in Northallerton for our house purchase. Our broker informed us that our bank Barclays Direct won't deal with them. Why is this not regarded as unfair competition?
A lender may insist on a panel solicitor act for it. You would be expected to meet the charges for this. Try using our database to get a quote from a solicitor to conduct conveyancing in Northallerton on the Barclays Direct conveyancing panel.
Should our lawyer be making enquiries concerning flooding as part of the conveyancing in Northallerton.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Northallerton. Some people will purchase a house in Northallerton, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, however there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Northallerton. The standard property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover whether the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser may commence a claim for damages stemming from an inaccurate answer. A buyer’s solicitors will also commission an environmental search. This should indicate whether there is any known flood risk. If so, more detailed inquiries should be conducted.
I used Action Conveyancing a few years past for my conveyancing in Northallerton. Now, I need my documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northallerton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Northallerton is the location of the property. What do you suggest?
Flying freeholds in Northallerton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northallerton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northallerton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.