How up to date is your database of Bexley solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?
Bexley conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
We wanted to use a property lawyer in Bexley for our house move. Our broker informed us that our bank Barclays Direct won't deal with them. Why is this not regarded as unduly restrictive?
Banks ordinarily imposes restrictions either the category or the number of conveyancing practices on their member panel. Typical examples of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, a few lenders have decided to limit the amount of firms they permit to represent them. You should note that Barclays Direct have no responsibility for the quality of advice provided by any member of Barclays Direct Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there are differing views concerning the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Bexley only perform a couple conveyances per annum.
What is your number one tip for finding a conveyancing solicitor in Bexley
It would be unwise to be tempted by the lowest Bexley conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Is it the case that all Bexley solicitors on the Leeds Building Society conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
Planning on purchasing a maisonette in Bexley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bexley conveyancer is on the Kent Reliance conveyancing panel.
The deeds to my home are lost. The lawyers who dealt with the conveyancing in Bexley 10 years ago have long since closed. What are my next steps?
As long as you have a registered title the information relating to your ownership will be documented by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, identify your house and secure current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
How does conveyancing in Bexley differ for new build properties?
Most buyers of new build premises in Bexley contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Bexley 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 conveyancing solicitors 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 Bexley or who has acted in the same development.
I am thinking of appointing a conveyancing lawyer in Bexley for my home move. Can I check a firm’s record with the profession’s regulator?
One can see presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.