I am progressing with the sale of my apartment in South Normanton and the EA has just telephoned to advise that the buyers are changing their property lawyer. The excuse is that the bank will only deal with solicitors on their conveyancing panel. Why would a leading mortgage company only engage with certain law firms rather the firm that they want to choose for their conveyancing in South Normanton ?
UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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 buyers are unlikely to have any impact on this.
We are purchasing a property and need a conveyancing solicitor in South Normanton who is on the Nationwide conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in South Normanton.
My home in South Normanton is up for sale and I have a buyer. Will the solicitor need to be required to be on the Leeds Building Society conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
A relative informed me that in purchasing a property in South Normanton there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in South Normanton which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in South Normanton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all South Normanton solicitor firms on the Clydesdale conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
Completion of my purchase has taken place for my property in South Normanton. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care 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 with full details of your complaint.
Do commercial conveyancing searches disclose planned roadworks that may affect a commercial estate in South Normanton?
Its becoming the norm that commercial conveyancing solicitors in South Normanton will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in South Normanton. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South Normanton.
For every commercial conveyancing transaction in South Normanton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to South Normanton commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in South Normanton.
My husband and I are FTB’s - had an offer accepted, yet the selling agent has warned us that the seller will only issue a contract if we appoint their chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in South Normanton
We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to use your preferred South Normanton conveyancing lawyers - not the ones that will give their negotiator at the agency a introducer fee or meet his conveyancing targets pre-set by corporate headquarters.