Am I correct in assuming that the fact that my solicitor in Telford is not identified on my bank's solicitor panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable 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 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. Where you are concerned you should contact the Telford conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We wanted to use a conveyancing solicitor in Telford for our house move. Our broker informed us that our mortgage lenders Bank of Scotland won't deal with them. Why is this not regarded as unduly restrictive?
A bank can insist on a panel conveyancer act for it. You would be liable to bear the charges for this. Please make use of our directory service to locate a solicitor to conduct conveyancing in Telford on the Bank of Scotland conveyancing panel.
My wife and I have a 4 bedroom Georgian house in Telford. Conveyancing solicitor acted for me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Telford and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who conducted the purchase.
I am 14 days into a residential purchase having been referred to solicitors by the estate agent to execute conveyancing in Telford. I am am very frustrated with the quality of service. Could you help me find new conveyancers?
They would have to be really poor in order to consider changing them. Has the mortgage offer been issued? In the event that it has you must make them aware of the new contact details and ensure the mortgage documents are re-issued. Your solicitor ideally should be on the banks panel to avoid added costs and delays. So that should be your first question of the new solicitors. Our find a solicitor tool will help you find a bank approved conveyancer for your conveyancing in Telford
A couple of weeks ago I was told by my mortgage company that their approved solicitors work on no sale no charge basis for conveyancing in Telford. I had a purchase abort nevertheless the solicitors have invoiced for search fees! They are claiming that the fees are independent!
By promising "no completion no fee" Telford conveyancing practices are waiving their fees for any work carried out. We should make it clear that this is NOT an insurance scheme. you will still required to cover any disbursements that the conveyancer has outlayed on your behalf for example Telford local authority checks