I am not in a position to travel far from Prestwich. What is the rationale as to why all Prestwich conveyancing practitioners are not on all bank panels?
Banks tend to impose restrictions on either the nature or the number of conveyancing firms on their panel. Typical examples of such criteria being that a firm is required to have at least two partners. As well as restricting the type of firm, some lenders made a decision to limit the size of their panel they use to represent them. You should note that banks have no accountability for the accuracy of advice provided by any Prestwich conveyancer on their approved list. Property fraud was the main trigger for the rationalisation of solicitor panels from 2008 even though there are conflicting points of view concerning whether solicitors sat at the center of that fraud. Statistics via HMLR reveal that thousands of law firms only transact less than three conveyances annually. Those advocating conveyancing panel culls question why law firms should have claim to be on a conveyancing panel when clearly conveyancing is not their primary expertise?
My partner and I have lately purchased a house in Prestwich. We have since encountered a number of problems with the property which we consider were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been carried out as part of conveyancing in Prestwich?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Prestwich. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a questionnaire known as a SPIF. answers ends up being inaccurate, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Prestwich.
We had instructed solicitors located in Prestwich on the Yorkshire BS solicitor approved list. They have just billed me a supplemental fee for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. The charge is not dictated by Yorkshire BS but by your Prestwich solicitor. Some firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee and others do not.
Completion of my remortgage has taken place for my property in Prestwich. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I was told four weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Prestwich is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Prestwich?
Many commercial conveyancing solicitors in Prestwich will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Prestwich. The report sets out 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 Prestwich.
For each commercial conveyancing transaction in Prestwich it is critical 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 Prestwich commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Prestwich.
My wife and I have recently appointed a conveyancing solicitor in Prestwich. I I would like to check if they are listed on the lender's approved list of lawyers. Could you assist?
It’s a good idea phone your conveyancer to check if they are on the lender's panel. If that does not help call us and we can investigate and revert. If they are not on the lender panel we we can help find a quality conveyancing solicitor in Prestwich on the panel for your lender.