Unfortunately I am unable to travel far from Pembroke. I would like to know the reason why all Pembroke solicitors are not on all lender panels?
Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in mortgage companies culling a number of firms off their panel of approved property lawyers .
Our conveyancer has identified a a legal deficiency with the lease for the flat we are purchasing in Pembroke. The seller’s lawyers have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor has advised that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
I am buying a property and need a conveyancing solicitor in Pembroke who is on the Norwich and Peterborough Building Society conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Pembroke. We dont recommend any particular firm.
This question may be naive but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Pembroke. Do I receive the keys to the property on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Pembroke?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
My stepmother advised me that in purchasing a property in Pembroke there could be a number of restrictions preventing external changes to a property. Is this right?
There are a number of properties in Pembroke which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Pembroke should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I had a mortgage agreed in principle with TSB. Pembroke conveyancing lawyers have been instructed. How long does it take for TSB to send the offer to the property lawyer?
Some lenders take longer than others. Have TSB conducted the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I used Arc property Solicitors several years past for my conveyancing in Pembroke. I now require my papers but the law firm has closed. What do I do?
You should contact 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 Pembroke 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.
I need to instruct a conveyancing lawyer in Pembroke for my purchase. Can I see a solicitor's complaints history with the profession’s regulator?
Members of the public can review documented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.