I am progressing with the sale of my apartment in Minehead and the EA has just called to advise that the buyers are switching solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. On what basis would a leading mortgage company only work with certain lawyers rather the firm that they want to choose for their conveyancing in Minehead ?
UK lenders have always had panels of law firms they are content to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been stiffened 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 purchasers are not going to have any sway in the decision.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Minehead. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/9/2024, the requirements read as follows :
What is your number one tip for finding a conveyancing solicitor in Minehead
We would encourage you not to base your choice on the lowest Minehead conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
My wife and I purchasing a victorian detached house in Minehead. We would like to an extension at the rear at the property.Will the conveyancing process include enquiries to see if these alterations are allowed?
Your solicitor will check the deeds as conveyancing in Minehead will occasionally identify restrictions in the title documents which restrict categories of changes or need the consent of a 3rd party. Many additions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I have paid off my mortgage with UBS. I assume I don't need a Minehead lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I used Action Conveyancing a few years past for my conveyancing in Minehead. I now require my file but the law firm is no longer operating. What do I do?
Do 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 Minehead of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I was recommended by a few selling agents in Minehead to find a property lawyer on your site. What’s the financial incentive for Estate Agents to offer your lawyers over and above alternative conveyancing organisations?
We refuse to give any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I need to retain a conveyancing solicitor for leasehold conveyancing in Minehead. I have land on a web site which seems to have the perfect answer If there is a chance to get all formalities completed via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?