Is the fact that my solicitor in Branston is not identified on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Branston conveyancing practice and enquire why they are no longer on the approved list for your lender.
AssumingI was to acquire a simple residential homein Branston mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Branston?
Any savings you would gain will be isolated to the Branston conveyancing searches. Your conveyancer still got to do everything else - money laundering, correspond with your vendors conveyancing practitioner, stamp duty submission, register the property etc. You might save a bit for them not having to register a charge but it won't be significant.
Can I use your services to locate a Conveyancing solicitor in Branston even if I’m not buying or disposing of a house, for example if I intend to buy a shop in Branston with a loan from TSB?
Our search tool is predominantly used to help choose residential conveyancing solicitors in Branston but we have recorded at the end of this page a few Branston commercial conveyancing firms. You should enquire with the solicitors directly to check if they can also act for TSB
Will our conveyancer be asking questions regarding flooding during the conveyancing in Branston.
Flooding is a growing risk for lawyers dealing with homes in Branston. Plenty of people will acquire a house in Branston, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Branston. The standard property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer may issue a compensation claim as a result of such an incorrect answer. The purchaser’s lawyers may also commission an environmental report. This should higlight whether there is any known flood risk. If so, additional inquiries should be carried out.
I have been recommended by a number of selling agents in Branston to find a property lawyer on your site. Is there a financial advantage for Estate Agents to market your services ahead of alternative conveyancing organisations?
We don’t make any referral fee for sending work to this site. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I note that you have a post code search directory identifying law firms on the bank conveyancing panel. Do Branston conveyancing firms pay you a commission if I appoint them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Branston.