Am I correct in assuming that the fact that my conveyancer in Earley is not identified on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent 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) lack 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. If you are concerned you should contact the Earley conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Why do I have to pay up front for my conveyancing in Earley?
If you are buying a property in Earley your solicitor will request that you put them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the total price then this will be needed immediately in advance of contracts are exchanged. Any further balance that is due should be transferred a couple of days ahead of the completion date.
What is the best way to find out if the solicitor handling my conveyancing in Earley is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus spending £187.00 plus VAT in additional legal bill.
Feel free to take advantage of the search tool on this web page. Pick the lender and type ‘Earley’ or your location and you will see numerous solicitors based in Earley or by proximity to you.
is it true that all Earley conveyancing solicitors on the HSBC conveyancing panel are governed by the SRA?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.
We have a mortgage agreed in principle with Leeds Building Society. Earley conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society conducted the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I can not fathom if my lender requires a lease extension. I have telephoned my Earley building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Earley conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the conveyancer is on the bank panel, she or he must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The deeds to my home can not be found. The conveyancers who did the conveyancing in Earley 10 years ago are no longer around. What are my next steps?
Gone are the days when you need to have the physical official documentation to evidence that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
My uncle has recommend that I instruct his conveyancers in Earley. Should I choose my own solicitor?
Much as we are happy to recommend a Earley conveyancing lawyer the ideal way to choose a conveyancing solicitor is to get feedback from friends or relatives who have previously instructed the solicitor that you are are thinking of instructing.