I had intended to instruct a property lawyer in Stow on the Wold for our house move. Our financial adviser informed us that our mortgage lenders Aldermore won't deal with them. Surely this is unduly restrictive?
A decade ago most lenders had a different appetite for risk. Almost all Stow on the Wold conveyancing firms would have been on most bank panels. The FSA in 2010 conducted a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms about their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of transactions. Many Stow on the Wold conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Stow on the Wold is amongst the many areas where the solicitors showing on our search results are members of the panel for Aldermore.
Can you point me to a directory of Skipton panel solicitors in Stow on the Wold on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few lending institutions make their panel listings available online. If you are seeking to appoint a Stow on the Wold conveyancer on the Skipton please use our tool.
Is it the case that all Stow on the Wold solicitor practices on the TSB conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
I am selling my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being a right pain. The Stow on the Wold solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are close to exchanging contracts on the sale of our property in Stow on the Wold and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Stow on the Wold. Having lived in Stow on the Wold for 4 years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Due to the encouragement of my in-laws I had a survey completed on a house in Stow on the Wold prior to instructing lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks will refuse to grant a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Stow on the Wold. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stow on the Wold to see if the conveyancing costs will increase in light of this.
I need to instruct a conveyancing practitioner in Stow on the Wold for my home move. Can I see a solicitor's complaints history with the legal regulator?
One may read documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.