I am in the process of selling my maisonette in Billesdon and the estate agent has just text me to warn that the buyers are swapping property lawyer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a major mortgage company only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Billesdon ?
Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Banks attribute this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 unlikely to have any sway in the decision.
Can I use your services to recommend a Conveyancing solicitor in Billesdon even if I’m not purchasing or selling a house, for example if I want to buy a shop in Billesdon with a mortgage from Birmingham Midshires?
Our comparison service is mainly there to find residential conveyancing solicitors in Billesdon but we have set out at the bottom of this page a selection of Billesdon commercial conveyancing firms. You should make contact with the firm directly to establish if they can also act for Birmingham Midshires
What is the difference between a licensed conveyancer and conveyancing solicitor in Billesdon
There are many registered licenced Conveyancers in Billesdon and Solicitor firms in Billesdon who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am buying a end of terrace house in Billesdon. We would like to convert the garage to a playroom at the property.Will legal conveyancing on the property involve enquiries to ascertain if these works are allowed?
Your property lawyer should check the deeds as conveyancing in Billesdon will sometimes identify restrictions in the title deeds which restrict categories of works or need the permission of a 3rd party. Certain works require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
I recently had an offer accepted on a house in Billesdon. My financial adviser recommended their conveyancers. I paid an on account payment of £200. A couple of days later, the conveyancing practitioner contacted me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Have purchased a a semi-detached house in Billesdon , What is the estimated time for the Land Registry to record the transfer to my name? My Billesdon conveyancing solicitor has been painfully slow, so I want to check the registration formalities are dealt with.
As far as conveyancing in Billesdon is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. Currently roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Historically registration occurs after the purchaser has moved in to the premises thus an expedited registration is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
Am I best advised to use a Billesdon conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can execute the legal formalities but they are based 200kilometers away.
The benefit of a high street Billesdon conveyancing firm is that you can attend the office to execute paperwork, deliver your identification documents and pester them where appropriate. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were impressed that should surpass using an unknown Billesdon conveyancing solicitor solely due to them being round the corner.
I was informed by my mortgage company that their approved conveyancers operate no sale no fee basis for conveyancing in Billesdon. Our purchase fell through yet the solicitors want search fees! They are stating that the fees are nothing to do with their fees!
By promising "no sale no fee" Billesdon conveyancing practices are foregoing their charges for any work done. We must stress this is NOT an insurance scheme. Disbursements aren’t covered – where the lawyer have to pay money out to third parties, for instance Billesdon local search fees