I am nearing exchange of contracts for my ground floor flat in Shinfield and Arborfield and the estate agent has just e-mailed to warn that the buyers are changing their property lawyer. The reason given is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a leading lender only engage with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Shinfield and Arborfield ?
Banks have always had an approved set of law firms they are willing to work with, but in the past 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 more than 25 years.
Mortgage companies blame a rise in fraud as the reason for the reduction – 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 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. Your buyers are not going to have any impact on this.
My solicitor has discovered a a problem with the lease for the apartment we are buying in Shinfield and Arborfield. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must be satisfied that the lender is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Should commercial conveyancing searches reveal planned roadworks that could affect a commercial land in Shinfield and Arborfield?
Many commercial conveyancing solicitors in Shinfield and Arborfield will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Shinfield and Arborfield. The search result provides 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 Shinfield and Arborfield.
For every commercial conveyancing transaction in Shinfield and Arborfield it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Shinfield and Arborfield 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 Shinfield and Arborfield.
It has been 2 months since my purchase conveyancing in Shinfield and Arborfield took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My father has suggested that I instruct his conveyancing solicitors in Shinfield and Arborfield. Do I follow his recommendation?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to have referrals from friends or relatives who have previously instructed the firm you're considering.