I am in the process of selling my house in Whitstable and the estate agent has just text me to advise that the buyers are switching conveyancer. The reason given is that the mortgage company will only deal with solicitors on their approved list. On what basis would a big named mortgage company only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Whitstable ?
Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
My partner and I are buying a brand new apartment in Whitstable and my solicitor is telling me that she is duty bound to the lender to reveal incentives from the developer. The Estate Agents are hassling me to sign contracts and I don't want to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Whitstable?
There are two types of lawyers who can perform conveyancing in Whitstable namely licenced conveyancers or solicitors. The two can administer the legal services that you need to complete the disposal or purchase of property. Both are duty bound to conduct Whitstable conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all requirements and procedures should be correctly attended to.
Does a directory service exist listing Clydesdale panel conveyancers in Whitstable on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings available over the internet. Where you are looking for a Whitstable lawyer on the Clydesdale please make the most of our facility.
My partner and I have arranged a further advance on our mortgage from Barclays as we intend to carry out a loft conversion to our home in Whitstable. Do we need to select a local Whitstable solicitor on the Barclays conveyancing panel to handle the paperwork?
Barclays would not normally require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Whitstable and how can you help?
The particular law that you refer to affords protection to business tenants, granting the dueness to make a request to court for a renewal tenancy and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Whitstable
We're FTB’s - agreed a price, but the agent advised that the vendor will only proceed if we use the agent's chosen solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Whitstable
It is improbable the sellers are behind this. If they require ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your preferred Whitstable conveyancing firm - not the ones that will earn the estate agent a introducer fee or meet his conveyancing figures set by senior management.