My wife and I are hoping to acquire a flat in Easingwold and are in fact using a Easingwold conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Alliance & Leicester have this morning contacted us to advise us that there is now an issue as our Easingwold conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Easingwold lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Can your site be used to find a Conveyancing solicitor in Easingwold even if I’m not purchasing or selling a house, for example if I intend to acquire an office in Easingwold with a loan from Alliance & Leicester ?
Our comparison service is mainly there to get a quote from domestic conveyancing solicitors in Easingwold but we have recorded towards the bottom of this page a selection of Easingwold commercial conveyancing firms. You will need to speak with the firm directly to establish if they can also act for Alliance & Leicester
Is there a search tool that I can utilise to find out if the solicitor conducting my conveyancing in Easingwold is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £192.00 in further legal costs.
You should take advantage of the search tool on this web page. Pick the lender and type ‘Easingwold’ or your preferred area and you will be presented with numerous solicitors offices in Easingwold or near you.
Is it the case that all Easingwold solicitor practices on the TSB conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
How can we know in advance if a Easingwold conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Easingwold obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your conveyancing.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Easingwold bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Easingwold conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your solicitor has to comply with the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Action Conveyancing a few years ago for my conveyancing in Easingwold. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Easingwold 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.
Are Easingwold conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Easingwold or or elsewhere in the country.