Am I correct in assuming that the fact that my solicitor in Poundbury is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Poundbury conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am considering mortgaging my flat in Poundbury, does my lawyer need to be on the RBS Conveyancing panel?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am assisting my step-mother sell her flat in Poundbury. Does the conveyancing solicitor commission an EPC or do I organise this?
Following the demise of HIPs, energy assessments was retained a required element of selling a house. An energy performance certificate needs to be commissioned in advance of the property being marketed. It is not something that lawyers normally arrange. If you are using a Poundbury conveyancing lawyer they might help arrange energy assessments due to their contacts with long established local accredited person
We had instructed solicitors located in Poundbury on the Santander solicitor approved list. They have just billed me an additional amount for handling the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. The charge is not set by Santander but by your Poundbury solicitor. Numerous firms on the Santander panel will charge ’dealing with mortgage’ fee and others do not.
Last month we had a mortgage agreed in principle with Virgin Money. Poundbury conveyancing lawyers were chosen. How long does it take for Virgin Money to send the offer to the solicitor?
There is no definitive answer here. Have Virgin Money done the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Poundbury is where the house is located. Is there any guidance you can impart?
Flying freeholds in Poundbury are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Poundbury you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Poundbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I was recommended by a few estate agents in Poundbury to select a conveyancer on your site. Is there a financial upside for Estate Agents to promote your services over and above alternative conveyancing organisations?
We refuse to give any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Our conveyancer in Poundbury is asking me for ID documents asserting that this is part of his retainer as a solicitor on the mortgage company Solicitor panel. Is this right?
Anti-terror and anti-money-laundering rules require Poundbury conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements