I am nearing exchange of contracts for my flat in Stechford and the EA has just called to say that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the bank will only work with property lawyers on their approved list. Why would a leading mortgage company only deal with certain law firms rather the firm that they want to select for their conveyancing in Stechford ?
UK lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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. Your buyers are unlikely to have any sway in the decision.
We are buying a flat in Stechford. It might be a silly question but how we can trust a conveyancer? At some point we will need to deposit our life savings into their account. What protection do we have from them run away with our monies?
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.
We are aiming to move house in December. Should my conveyancing solicitor call the removal company on the completion day. As an aside, can you recommend a removal company in Stechford. Conveyancing solicitor was organised before I stumbled across your page.
On the day of completion you will need to pick up the house keys from the estate agent but this should only be done once the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be given over. After that you can advise the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in finding a conveyancing in Stechford or a legal practice with expertise in conveyancing in Stechford.
Can I be sure that the Stechford conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Stechford getting 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 advocate that you speak with the lawyer conducting your transaction.
Given that I will soon spend 450k on a garden flat in Stechford I would like to have a conversation with the conveyancer about myhouse move before giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Stechford.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Stechford should be the figure that you are charged.
I am a fortnight into a freehold purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Stechford. I am am very disappointed with the level of service. Could you you assist me in finding new conveyancers?
They would have to be very bad in order to consider diss instructing them. Has your mortgage been issued? If so you need to advise them of the new contact details and have the loan are issued to the new lawyers. Your conveyancer should be on the lenders approved list to avoid supplemental fees and frustration. So that should be your first question of the new solicitors. The find a solicitor tool will help you find a bank approved conveyancer for your home move in Stechford
Should I be worried if there is an issue with the searches carried out as part of my conveyancing in Stechford?
Ordinarily, almost all adverse entries disclosed in Stechford conveyancing search responses can be handled in advance of completion or indemnity insurance could possibly be taken. You should note that even though you intend on purchasing the premises and may be willing to live with the search results, your lender may not, and when all said and done have the final decision.