Are the BSA intent on creating a search tool with a view to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Haddenham?
Lexsure has not been advised of any intention on the part of the BSA to develop such a register.
When it comes to lenders such as Virgin Money, do Haddenham lawyers incur a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We previously chose conveyancers located in Haddenham on the RBS solicitor panel. They are now charging me an additional sum for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. The charge is not dictated by RBS but by your Haddenham conveyancer. Numerous firms on the RBS panel will levy an ‘acting for lender’ fee but some firms include it on their overall fee.
I am currently in the process of buying my council flat in Haddenham. I have a mortgage offer with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
Should our lawyer be making enquiries about flooding as part of the conveyancing in Haddenham.
The risk of flooding is if increasing concern for lawyers dealing with homes in Haddenham. Plenty of people will acquire a house in Haddenham, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a various searches that may be undertaken by the buyer or by their conveyancers which can figure out the risks in Haddenham. The standard property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser could commence a claim for damages stemming from an inaccurate answer. The purchaser’s solicitors should also commission an environmental search. This will indicate whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
Are there restrictive covenants that are commonly identified as part of conveyancing in Haddenham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Haddenham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am thinking of appointing a conveyancing practitioner in Haddenham for my remortgage. Is there any facility to check a solicitor's record with the profession’s regulator?
Members of the public may search for documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor call for training purposes.
My step-son is just in the process of moving house, the home loan was agreed last week in principle. After the seller agreed the offer on the house we rang the mortgage institution to issue the formal offer. I was very surprised to learn that mortgage companies do not accept all lawyer, they have to be on a list, is this right?
Banks ordinarily restrict either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Haddenham solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.