I am progressing with the sale of my ground floor flat in Sneyd Park and the EA has just called to say that the buyers are swapping property lawyer. The reason given is that the bank will only deal with solicitors on their approved list. Why would a big named mortgage company only engage with specific law firms rather the firm that they want to choose for their conveyancing in Sneyd Park ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. 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 being contacted daily by practices 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. The purchasers are unlikely to have any sway in the decision.
Is it the case that all Sneyd Park CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved solicitors?
A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Can I be sure that the Sneyd Park conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Sneyd Park 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 suggest that you speak with the solicitor handling your transaction.
I was told two weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Sneyd Park is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
four months have gone by following my purchase conveyancing in Sneyd Park took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
As co-executor for the estate of my father I am disposing of a residence in Swansea but reside in Sneyd Park. My conveyancer (based 200 miles awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Sneyd Park who can witness this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Sneyd Park based
Estate agents have just been given the go-ahead to market my garden apartment in Sneyd Park. Conveyancing lawyers have not yet been instructed, but I have just received a quarterly service charge demand – what should I do?
It best that you discharge the maintenance contribution as normal as all ground rent and service invoices will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Sneyd Park Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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Does the lease contain onerous restrictions? It would be a good idea to enquire if the the lease includes any onerous restrictions in the lease. For instance plenty of leases prohibit pets being permitted in in a block in Sneyd Park. If you like the flatin Sneyd Park however your dog can’t make the move with you then you will be faced hard choice.
A conveyancing company dealt with my conveyancing in Sneyd Park three years ago and was holding my registration documents but has now closed – What can I do to get hold of these?
Title deeds, as such, no longer exist as the majority of homes in Sneyd Park are archived digitally at Land Registry. If you need to show evidence of proprietorship or are disposing of or re-mortgaging your solicitor will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.