I am one month into the sale of my maisonette in Belper and the estate agent has just telephoned to warn that the buyers are appointing a new solicitor. The reason given is that the bank will only deal with solicitors on their conveyancing panel. Why would a leading lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Belper ?
Lenders have always had panels of law firms that can act for them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some 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. The buyers are not going to have any sway in the decision.
I used Stirling Law several years past for my conveyancing in Belper. Now, I need my files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Belper of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Belper differ for newly converted properties?
Most buyers of new build premises in Belper come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because developers in Belper usually buy the site, 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 Belper or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Belper is the location of the property. Can you shed any light on this issue?
Flying freeholds in Belper are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Belper you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Belper may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Taking into account that I am about to part with hundreds of thousands of pounds on a terraced house in Belper I would like to have a conversation with the solicitor about myhouse move prior to instructing the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your property ownership legalities in Belper.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Belper should be the amount on the final invoice that you are charged.
I need to retain a conveyancing solicitor for residential conveyancing in Belper. I have discover a site which appears to be the ideal offering If there is a chance to get all the legals completed via web that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?