Unfortunately I am unable to travel far from Crofton Park. Is there a reason why all Crofton Park conveyancing practitioners aren't automatically on all bank panels?
Pre- 2008 most mortgage companies had an attitude to risk which is different than today. The financial regulator in 2010 carried out a thematic review into mortgage fraud which in summary warned lenders: know the lawyers on your panel. Consequently, mortgage companies have subsequently soughtmore data from law firms regarding their processes and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have been removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of amount of transactions the mortgage companies insisted on.
Do the conveyancing practitioners that are recommend carry out auction conveyancing in Crofton Park?
We know of a few niche solicitors we can connect you with those specialising in auction conveyancing. Crofton Park is just one of hundreds of areas of where our lawyers have offices.
I am being told by my solicitor that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Crofton Park conveyancing?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Santander and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Is it correct that all Crofton Park CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved solicitors?
It is true that some lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We previously instructed conveyancers locally in Crofton Park on the Coventry BS solicitor approved list. They have just billed me a further fee for dealing with the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. The charge is not set by Coventry BS but by your Crofton Park conveyancing practitioner. Numerous firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.
Various internet forums that I have visited warn that are a common cause of obstruction in Crofton Park house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Crofton Park.
I used Stirling Law several years ago for my conveyancing in Crofton Park. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Crofton Park of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Crofton Park differ for newly converted properties?
Most buyers of new build or newly converted property in Crofton Park contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Crofton Park usually buy the site, 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 used to new build conveyancing in Crofton Park or who has acted in the same development.