Am I correct in assuming that the fact that my solicitor in St Bees is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. If you are concerned you should simply call the St Bees conveyancing firm and ask them why they are no longer on the approved list for your lender.
Can I use your services to locate a Conveyancing solicitor in St Bees even where I’m not buying or disposing of a house, for instance where I want to acquire an office in St Bees with a loan from Halifax?
Our search tool is predominantly utilised to locate residential conveyancing solicitors in St Bees but we have listed towards the bottom of this page a selection of St Bees commercial conveyancing firms. You should make contact with the firm directly to see if they are also authorised to represent Halifax
When it comes to mortgage companies such as Lloyds, do St Bees solicitors incur a yearly amount to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
My partner and I are in the throws of looking at houses in St Bees and I am now considering a potential offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Aldermore.
It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are getting a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I had an offer accepted on a property in St Bees on 29/5/2019, valuation was booked 2 days later, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Wolstenholmes several years ago for my conveyancing in St Bees. I now require my file however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Bees of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How do I use your search app to find a conveyancing practitioner in St Bees on the authorised to act for my bank?
1st pick a bank such as Accord Mortgages Ltd, Bank of Scotland or Clydesdale then choose your preferred area a common one being St Bees. Conveyancing firms in St Bees and nationally will then be identified.