I am in the process of selling my flat in Frogmore and the estate agent has just telephoned to say that the buyers are swapping property lawyer. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. On what basis would a major lender only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Frogmore ?
Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 do not even realise 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.
Can I use your services to locate a Conveyancing solicitor in Frogmore even if I’m not buying or selling a house, for example where I intend to acquire an office in Frogmore with a mortgage from Bank of Scotland?
Our search tool is predominantly used to get a quote from residential conveyancing solicitors in Frogmore but we have set out at the end of this page a few Frogmore commercial conveyancing firms. You should make contact with the firm directly to establish if they are also authorised to represent Bank of Scotland
I just bought a flat at auction in Frogmore. Conveyancing is required. What is next?
Having legally committed yourself to purchase you will need to choose a conveyancing solicitor as a matter of urgency as you will have a tight a drop dead date to complete the transaction. All auction property will have a corresponding auction pack. This will likely include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You must pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.
We had chosen solicitors with offices in Frogmore on the Leeds Building Society solicitor approved list. They have just invoiced me an additional charge for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. This charge is not set by Leeds Building Society but by your Frogmore property lawyer. Numerous firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee but many firms include it on their overall fee.
Completion of my remortgage has taken place for my property in Frogmore. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I need some fast conveyancing in Frogmore as I am under pressure to sign on the dotted line in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a cash buyer you are at free not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in Frogmore the following are examples of issues that can appear and therefore impact future saleability: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...
How does conveyancing in Frogmore differ for newly converted properties?
Most buyers of new build or newly converted property in Frogmore contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Frogmore typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Frogmore or who has acted in the same development.
I opted to have a survey carried out on a house in Frogmore before appointing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some banks may not issue a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Frogmore. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Frogmore to see if the conveyancing costs will increase in light of this.