I am one month into the sale of my flat in Ince in Makerfield and the EA has just e-mailed to say that the purchasers are changing their solicitor. The reason given is that the bank will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Ince in Makerfield ?
Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 are unaware that 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 unlikely to have any sway in the decision.
We wanted to use a property lawyer in Ince in Makerfield for our house move. Our financial adviser has since advised us that our mortgage lenders Britannia won't deal with them. Surely this is unfair competition?
Mortgage Companies tend to restrict either the category or the amount of conveyancing practices on their panel. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have reduced the number of solicitor practices they allow to represent them. Be aware that Britannia have no responsibility for the quality of advice provided by any member of Britannia Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there remains mixed opinions regarding the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Ince in Makerfield only perform one or two conveyances per annum.
The deeds to my property can not be found. The solicitors who dealt with the conveyancing in Ince in Makerfield 5 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title deeds to evidence that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
Due to the guidance of my in-laws I had a survey completed on a house in Ince in Makerfield prior to retaining lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some banks may refuse to issue a loan on such a house.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ince in Makerfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ince in Makerfield to see if the conveyancing costs will increase in light of this.
I'm remortgaging my existing home to a BTL mortgage with Lloyds TSB Bank and I will use the ballance of the raised equity as a down payment on further house. The neighborhood we are talking about is Ince in Makerfield. Will your lawyers be able to act for the two banks and link together the conveyances?
Do use our search tool on this page to ensure that the solicitors are on the relevant lender panels. Assuming that they are your solicitor will be able to connect the two conveyancing matters but you should have a chat with you lawyer and make apparent your desired outcome and requirements.
I have been sourcing a conveyancing lawyer in Ince in Makerfield for my home move. Can I check a solicitor's complaints history with the legal regulator?
You may search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.