I am not in a position to travel far from Bakewell. I would like to know the logic why all Bakewell lawyers aren't included on all lender panels?
A decade ago most mortgage companies exhibited an attitude to risk which differs from the current day. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which concluded: know the lawyers on your panel. Consequently, mortgage companies have since looked to extract more data from law firms concerning their processes and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Many firms have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the minimum amount of transactions the lenders required.
My uncle passed away last year and as sole heir and executor I was left the house in Bakewell. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Barclays, do Bakewell lawyers have to pay a fee to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am buying a property in Bakewell. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Lloyds your lawyer must check the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Lloyds where a lease does not satisfy these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Bakewell.
I was told two weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Bakewell is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
I note that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a property in Bakewell? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards maintenance towards the chancel in proximity to the church. Is this applicable for conveyancing in Bakewell?
Unless a previous acquisition of the property took place after 12 October 2013 you could take it that lawyers carrying out conveyancing in Bakewell to continue to advocate a chancel search and or insurance against a claim.
I was pointed in your direction by numerous estate agents in Bakewell to get a quote from a conveyancer on your site. Is there a financial incentive for Estate Agents to recommend your lawyers over and above another?
We don’t make any financial incentive for directing people in our direction. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I am looking for a conveyancing lawyer in Bakewell for my house move. Is it possible to check a firm’s complaints history with the profession’s regulator?
You may see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, call 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 SRA sometimes recorded telephone calls for training reasons.