Is the fact that my conveyancer in Teignmouth is not on my mortgage company's solicitor panel that there is a problem with the quality of her work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 Teignmouth conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
The Teignmouth conveyancing firm handling our Teignmouth conveyancing has uncovered a difference between the information in the valuation report and what is revealed within the legal papers for the property. My solicitor has advised that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.
We see that you have a search directory identifying law firms on the Leeds Building Society conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Teignmouth?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Teignmouth.
Due to the guidance of my in-laws I had a survey completed on a property in Teignmouth prior to appointing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders will refuse to grant a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Teignmouth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Teignmouth to see if the conveyancing costs will increase in light of this.
I need to switch lawyers as my Teignmouth lawyer is not on the bank's approved list of conveyancing solicitors. How simple is it to change conveyancer?
If you haven't yet appointed a conveyancer to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Teignmouth that you're thinking of instructing.