The Hartfield conveyancing firm handling our Hartfield conveyancing has discovered a discrepancy between the information in the valuation survey and what is revealed within the conveyancing documents. My lawyer says that he must check that the lender is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions 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 post code search directory listing solicitors on the Barclays conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Hartfield?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hartfield.
We previously selected conveyancing lawyers locally in Hartfield on the TSB solicitor panel. They are now charging me a separate charge for dealing with the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This charge is not set by TSB but by your Hartfield solicitor. Numerous firms on the TSB panel will levy an ‘acting for lender’ fee and others do not.
We are getting the release of further funds on our home loan from Skipton as we want to carry out a loft conversion to our home in Hartfield. Do we need to select a local Hartfield solicitor on the Skipton conveyancing panel to handle the legals?
Skipton do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
Coventry BS have agreed my home loan in principle, my offer on a apartment in Hartfield has been agreed to, what happens next?
The property agent will want to be informed of your conveyancer's details (be sure the solicitors are on the bank’s approved list). Telephone Coventry BS or your broker and complete any relevant forms. Coventry BS will appoint a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Coventry BS will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hartfield.
How does conveyancing in Hartfield differ for new build properties?
Most buyers of new build residence in Hartfield contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Hartfield tend to buy 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 property lawyers 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 Hartfield or who has acted in the same development.
I have been recommended by a number of property agents in Hartfield to select a conveyancer on your site. What’s the financial incentive for Estate Agents to market your lawyers over alternative conveyancing organisations?
We don’t offer any commission for sending work to this site. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I have been sourcing a conveyancing practitioner in Hartfield for my sale. Can I see a solicitor's complaints history with the profession’s regulator?
One can search for documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.