I am nearing exchange of contracts for my apartment in Crawcrook and the estate agent has just telephoned to advise that the buyers are switching solicitor. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Crawcrook ?
Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Mortgage companies justify this action to a rise in fraud by way of justification for the cull – 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 says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 buyers are not going to have any sway in the decision.
Would the conveyancing solicitors that are recommend execute auction conveyancing in Crawcrook?
We know of a few niche lawyers we can put you in touch with those who can conduct auction conveyancing. Crawcrook is one of hundreds of locations where our lawyers cover.
How up to date is your search tool for Crawcrook conveyancing solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?
Crawcrook conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Crawcrook?
Its becoming the norm that commercial conveyancing solicitors in Crawcrook will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Crawcrook. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Crawcrook.
For every commercial conveyancing transaction in Crawcrook it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Crawcrook commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Crawcrook.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Crawcrook is where the house is located. Can you shed any light on this issue?
Flying freeholds in Crawcrook are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crawcrook you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crawcrook may ascertain 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.
I'm buying a property in Crawcrook. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name on the list. Should I be concerned?
Not all staff in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unqualified staff.