I am nearing exchange of contracts for my ground floor flat in Folkestone and the estate agent has just called to say that the purchasers are changing their solicitor. The excuse is that the mortgage company will only deal with property lawyers on their approved list. Why would a major mortgage company only work with specific lawyers rather the firm that they want to select to handle their conveyancing in Folkestone ?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Banks point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. 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. Plenty of firms do not even realise 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.
Is there a search tool that I can use to discover of the solicitor handling my conveyancing in Folkestone is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus paying £187.00 plus VAT in another set of legal costs.
You should make the most of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Folkestone’ or your location and you will see a number of lawyer based in Folkestone or by proximity to you.
The deeds to our property are lost. The conveyancers who did the conveyancing in Folkestone 4 years ago have long since closed. What do I do?
As long as you have a registered title the details of your proprietorship will be documented by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, identify your property and obtain up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I decided to have a survey carried out on a property in Folkestone ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some banks tend not give a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Folkestone. Conveyancing will be smoother if you use a solicitor in Folkestone especially if they are familiar with such properties in Folkestone.
Is there anything unique about your site and alternative online quote calculators for conveyancing in Folkestone?
At this site receive a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Folkestone. As opposed to estate agents and brokerage sites we do not have commission deals with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the highest commission, rather than the best value conveyancing in Folkestone
At long last our conveyancing in Folkestone completes on Friday, but the vendors I am purchasing off has asked to move out on the Saturday at 2pm. Should I accept this?
It is not possible to complete on a Saturday due to the bank systems are not operating.