I am progressing with the sale of my maisonette in Steyning and the EA has just called to say that the purchasers are switching conveyancer. The excuse is that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Steyning ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions justify this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say 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 impact on this.
Do the conveyancing lawyers via your comparison service perform conveyancing in Steyning by way of an attended exchange?
There are a few conveyancing experts who can conduct personalised exchanges. Please call us to obtain a costs illustration and details as to availability.
Me and my partner are purchasing a house in Steyning. It might be a silly question but how we can trust a lawyer? At some point we have to deposit funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are aiming to move house in December. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Steyning. Conveyancing lawyer was chosen before I stumbled across your website.
On the afternoon of completion you can collect the house keys from your property agent however this can only be done when the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should tell the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you locate a conveyancing in Steyning or a firm with expertise in conveyancing in Steyning.
Is it correct that all Steyning CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Should my lawyer be asking questions about flooding as part of the conveyancing in Steyning.
Flooding is a growing risk for lawyers specialising in conveyancing in Steyning. There are those who purchase a property in Steyning, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a various checks that may be carried out by the buyer or by their solicitors which should figure out the risks in Steyning. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to determine if the property has suffered from flooding. If the property has been flooded in past which is not disclosed by the vendor, then a purchaser could issue a claim for damages stemming from an inaccurate response. The purchaser’s solicitors may also carry out an environmental report. This should disclose whether there is a recorded flood risk. If so, more detailed investigations should be carried out.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Steyning is where the house is located. What do you suggest?
Flying freeholds in Steyning are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Steyning you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Steyning 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.
In my capacity as executor for the will of my father I am selling a residence in Cardiff but reside in Steyning. My solicitor (who is 200 miles awayhas requested that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Steyning to attest this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Steyning based