Unfortunately I am unable to travel far from Quorn. Can you please clarify why all Quorn solicitors are not on all lender panels?
Banks normally restrict either the type or volume of conveyancing practices on their panel. Frequent examples of such criteria being that a firm is required to have at least two partners. As well as restricting the type of firm, some lenders made a decision to restrict the size of their panel they allow to represent them. It is worth noting that banks have no responsibility for the standard of conveyancing supplied by any Quorn solicitor on their approved list. Mortgage fraud was the primary trigger for the reduction of solicitor panels a few years ago even though there are opposing points of view about whether solicitors sat at the center of that fraud. Data from HMLR reveal that thousands of conveyancing organisations only transact one or two conveyances annually. Those advocating conveyancing panel consolidation ask why conveyancing firms deserve the right to be listed on a lender panel when clearly property law is not their primary expertise?
I had intended to instruct a conveyancing solicitor in Quorn for our house purchase. Our financial adviser informed us that our bank Alliance & Leicester won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Quorn conveyancing firms would have been on most mortgage company panels. The FSA in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms regarding their operations and their employees and set certain criteria such a completing on a minimum number of transactions. Many Quorn conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Quorn is amongst the numerous areas where the lawyers showing on our search results are on the panel for Alliance & Leicester .
My aunt informed me that in buying a property in Quorn there may be a number of restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Quorn which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Quorn should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all Quorn CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?
A selection of lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
We were going to get a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Quorn solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Quorn solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
My partner and I are downsizing from our house in Quorn and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Quorn. We have lived in Quorn for 5 years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
As co-executor for the will of my uncle I am selling a residence in Swansea but live in Quorn. My lawyer (approximately 250 miles from mehas requested that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Quorn to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Quorn based
Do lenders provide you with an approved list of Quorn solicitors? How do you know who is on the mortgage company conveyancing panel?
Quorn law firm practices and firms carrying out conveyancing in Quorn themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the mortgage company directly.