Is the fact that my solicitor in Smethwick is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Smethwick conveyancing practice and ask them why they are no longer on the approved list for your lender.
Please could you recommend a Platform Home Loans Ltd approved Smethwick conveyancing solicitor who can have us moved in within under 3 weeks? Am I best advised to go for a high street Smethwick conveyancer or an online comparison site?
We can recommend some very good Smethwick conveyancing firms. Another option is to visit the main road in Smethwick. Visit two or three firms and request to speak with a conveyancing solicitor for a costs illustration. Mention your time frames together with your reasons and ask for a commitment on your deadline. Select the one that appears most efficient.
Me and my partner are purchasing a apartment in Smethwick. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my sister sell her house in Smethwick. Does the conveyancer arrange an energy assessment or it is for me to coordinate?
Following the abolition of HIPs, energy assessments remained a mandatory part of moving house. An EPC should be to hand in advance of the property being put on the market. It is not a task that conveyancers ordinarily arrange. If you are using a Smethwick conveyancing solicitor they may be willing to arrange energy assessments given their contacts with long established local energy assessors
I have paid off my mortgage with Barclays. I assume I don't need a Smethwick conveyancing practitioner on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
What tools are available to search for a Smethwick solicitor on the Platform Home Loans Ltd conveyancing panel? I have a car and am prepared to travel upto 20kilometers to meet the lawyer.
You can use the search on this page. Please select a mortgage company and your location and you will see a number of Smethwick conveyancing lawyers located nearest you. We have listed some Smethwick conveyancing firms at the bottom of this page and you can ring them to see if they are on the Platform Home Loans Ltd approved list
I am using a search engine for the phrase conveyancing in Smethwick it reveals numerous conveyancerslocally. How do I determine which is the right property lawyer for my move?
The best method of choosing the right conveyancer is through a personal testimonial, so enquire of colleagues and relatives who have purchased a property in Smethwick or the respected estate agent or mortgage broker. Charges for conveyancing in Smethwick differ, so it's a good idea to obtain a minimum of three estimates from varying types of conveyancers. Be sure to secure confirmation what costs in the quote includes.