Is the fact that my conveyancer in Trowbridge is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible 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 top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer 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 simply call the Trowbridge conveyancing practice and ask them why they are no longer on the approved list for your bank.
The Trowbridge conveyancing solicitors that I recently instructed on my house acquisition in Trowbridge have suddenly shut down. I only went with them because I needed a firm on the RBS conveyancing panel and my family Trowbridge lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Can you help - my lawyer advises that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Trowbridge?
The appropriate level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
We previously chose solicitors based in Trowbridge on the TSB solicitor approved list. They are now charging me a separate amount for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your solicitor may levy a fee for this. This fee is not set by TSB but by your Trowbridge conveyancer. Some firms on the TSB panel will charge ’dealing with mortgage’ fee and others do not.
I have a mortgage with Skipton for my property in Trowbridge. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?
You must advise Skipton in advance of letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.
I used Wolstenholmes a few years ago for my conveyancing in Trowbridge. Now, I need the files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Trowbridge of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Should I choose a Trowbridge conveyancing solicitor in close proximity to the house I am buying? I have an old university friend who can carry out the legal formalities but his firm is located 300miles drive away.
The primary upside of using a high street Trowbridge conveyancing practice is that you can attend the office to execute paperwork, hand in your ID and pester them if necessary. Having local Trowbridge know how is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and the majority were content that must surpass using an unknown Trowbridge conveyancing lawyer solely due to them being based in the area.