I am selling my house in Salcombe and the estate agent has just called to advise that the buyers are changing their solicitor. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. Why would a big named mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Salcombe ?
Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Banks blame a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 unlikely to have any sway in the decision.
We had appointed conveyancing lawyers with offices in Salcombe on the Lloyds solicitor panel. They are now charging me a separate amount for handling the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. This charge is not dictated by Lloyds but by your Salcombe conveyancing practitioner. Plenty of firms on the Lloyds panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
Can I be sure that the Salcombe conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Salcombe obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.
We were going to get a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Salcombe solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Salcombe solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Are there restrictive covenants that are commonly identified during conveyancing in Salcombe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Salcombe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Salcombe is the location of the property. What do you suggest?
Flying freeholds in Salcombe are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Salcombe you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Salcombe may ascertain 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'm remortgaging my current house to a BTL loan with The Mortgage Works and I will use the ballance of the raised equity as a down payment on further property. The neighborhood we are looking at is Salcombe. Will your lawyers be able to act for the two lenders and link together the two deals?
Make use of our comparison tool on this page to be sure that the lawyers are on the appropriate lender panels. Having checked that they are the lawyer should be able to tie up the two conveyancing matters but you should talk with you conveyancer and make clear your desired outcome and needs.
I am looking for a conveyancing solicitor in Salcombe for my home move. Is it possible to review a firm’s complaints history with the legal regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.