I am nearing exchange of contracts for my home in Radford and the EA has just text me to warn that the buyers are switching conveyancer. The excuse is that the mortgage company will only engage with solicitors on their approved list. On what basis would a big named mortgage company only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Radford ?
Mortgage companies have always had panels 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 represented them for decades.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. 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. Some 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. Your purchasers are not going to have any impact on this.
We are getting closer to an exchange on a house in Radford and my mum and dad have transferred the 10% deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I advised the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
Your conveyancing practitioner is obliged to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I acquired my house in Radford. Conveyancing solicitors have recently been appointed on the sale but I am unable to track down the title documents. Is this a major issue?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the lawyers who acted in your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Radford relates to registered property but in the unlikely event that your home is unregistered it is more problematic but is not insurmountable.
When scouring consumer advice sites for an online lawyer in Radford, many say that I must instruct a CQS kitemarked solicitor. What is CQS?
Radford Conveyancing Quality Scheme solicitors have achieved certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS helps consumers to recognise practices who provide a quality residential conveyancing. Radford is one of locations in England and Wales in which CQS have offices. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
There are numerous conveyancing solicitors in Radford but how do I know who I should use?
Do not opt for the cheapest Radford conveyancing costs illustration. 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 advance.
I am helping my niece sell her house in Radford. Will the conveyancer order the energy assessment or should I organise this?
Following the abolition of Home Information Packs, EPC’s was maintained a mandatory part of moving property. An energy performance certificate should be to hand in advance of the property being advertised. This is not something that lawyers normally organise. If you are using a Radford conveyancing practitioner they might be able to arrange energy assessments due to their contacts with long established Radford assessors
My wife and I have arranged a further advance on our mortgage from TSB as we intend to conduct alterations to our house in Radford. Are we obliged to appoint a bricks and mortar Radford solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB do not ordinarily instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
My father-in-law has urged me to use his conveyancers in Radford. Should I find my own property lawyer?
There are no two ways about it the best way to find a conveyancing practitioner is to get feedback from friends or relatives who have actually used the firm you're contemplating using.