Is the fact that my solicitor in Sherborne is not on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
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 most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Sherborne conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We are purchasing a victorian detached house in Sherborne. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to see if these works are permitted?
Your solicitor should check the deeds as conveyancing in Sherborne can occasionally identify restrictions in the title deeds which prohibit certain works or necessitated the permission of another owner. Many works need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
We previously selected conveyancers located in Sherborne on the Kent Reliance solicitor panel. They have just billed me an additional charge for handling the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. This charge is not set by Kent Reliance but by your Sherborne conveyancing practitioner. Numerous firms on the Kent Reliance panel will charge ’dealing with mortgage’ fee and others do not.
Can I be sure that the Sherborne conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Sherborne obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your transaction.
How do I locate a Sherborne solicitor on the Britannia conveyancing panel? I drive a motor bike and am happy to travel upto 20kilometers to meet the solicitor.
You can use the facility on this website. Please pick a mortgage company and your location and you will see a number of Sherborne conveyancing lawyers located nearest you. We have detailed some Sherborne conveyancing firms towards the end of this page and you can call them to see if they are on the Britannia panel
Am I best advised to choose a Sherborne conveyancing lawyer who is local to the property I am buying? I have an old university friend who can conduct the legal formalities but they are based a couple of hundredkilometers away.
The benefit of a high street Sherborne conveyancing firm is that you can pop in to execute documents, present your ID and pester them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were happy that should outweigh using an unknown Sherborne conveyancing lawyer solely due to them being based in the area.
We are planning to purchase a 2 room first floor flatin Sherborne with a mortgage from a bank. We like our solicitor in Sherborne however our mortgage company says she’s not listed on their "panel". Apparently we need to choose one of the our lender panel firms or keep our Sherborne solicitor and pay for one of their panel ones to represent our mortgage company. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The bank mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. in the past, most mortgage companies had open panels, including many conveyancing solicitors in Sherborne : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your bank.