I am selling my apartment in Burnley and the estate agent has just e-mailed to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. On what basis would a major lender only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Burnley ?
UK lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
I am buying a property mortgage free in Burnley. I have resided for the previous 15 years in Burnley. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then almost all of the Burnley conveyancing searches are non-obligatory. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches carried out, but she is duty bound to take that path of guidance. Do take into account; if you are going to dispose of the house one day, it will be of importance to your future purchaser what the searches disclose. On occasion properties with no practical issues can still throw up detrimental search results. A good conveyancing solicitor in Burnley will be able to give you some sensible advice concerning this.
We see that you have a post code search directory listing firms on the Kent Reliance conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Burnley?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Burnley.
I am aiming to move home in May. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Burnley. Conveyancing lawyer was found before I stumbled across this website.
On the afternoon of completion you will need to pick up the keys from your property agent but this can only occur once the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you should advise the removal men that they can start moving you in. We are not in a position to suggest a particular removal company but can help you find a conveyancing in Burnley or a lawyer that specialises in conveyancing in Burnley.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Burnley solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Burnley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
What will a local search reveal concerning the house I am purchasing in Burnley?
Burnley conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays a central role in many a Burnley conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Living abroad I am unable to travel my Burnley conveyancing solicitors office to execute documents connected to my conveyancing in Burnley – will this be an issue?
Not a problem. Burnley conveyancing lawyers can handle home moves for clients who are based anywhere. It is not necessary for you to be able to visit a Burnley conveyancers office. They can handle everything through post, email, telephone and fax.