I am 4 weeks into the sale of my home in Rawdon and the estate agent has just e-mailed to warn that the buyers are swapping solicitor. The reason given is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Rawdon ?
Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. 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. Plenty of firms 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 sway in the decision.
After weeks of negotiation I have agreed a price on a house in Rawdon. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £175. A couple of days later, the conveyancer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Rawdon solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
After what feels like an age I have had an offer on a flat in Rawdon agreed to, the sellers do however have an associated purchase. The owners have put an offer on a flat, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in Rawdon. What should be my next step? At what point should I apply for the mortgage with UBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Rawdon conveyancing search fees, etc). First, you must check that your lawyer is on the UBS approved list. As to the next steps this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a buoyant market some buyers will apply for the mortgage with UBS and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with the conveyancing in Rawdon.
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial land in Rawdon?
Many commercial conveyancing solicitors in Rawdon will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Rawdon. The report sets out definitive data 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 Rawdon.
For each commercial conveyancing transaction in Rawdon 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 result in delays to Rawdon commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Rawdon.
I decided to have a survey carried out on a house in Rawdon prior to retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend not give a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rawdon. Conveyancing will be smoother if you use a solicitor in Rawdon especially if they are familiar with such properties in Rawdon.
My step-father has suggested that I use his lawyers for conveyancing in Rawdon. Do I take his advice?
No doubt the best way to select a conveyancing solicitor is to have referrals from friends or family who have actually previously instructed the firm you're contemplating using.