I am progressing with the sale of my apartment in Swanage and the EA has just text me to say that the buyers are changing their solicitor. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a major mortgage company only work with certain solicitors rather the firm that they want to choose for their conveyancing in Swanage ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal 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. Plenty of firms do not even realise 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 unlikely to have any sway in the decision.
Please could you vouch for a Godiva Mortgages Ltd sanctioned Swanage conveyancing firm finish our home move within 28 days? Am I best advised to unstruct a high street Swanage conveyancer or a national conveyancer?
We can recommend some very good Swanage conveyancing firms. Another option is to visit the high street in Swanage. Go in to two or three law practices and request to speak with a conveyancing solicitor for a costs illustration. Explain your deadline together with the reasons and ask for an assurance on your deadline. Appoint the one that genuine.
Having sold my house in Swanage last January but our buyer keeps whats apping me to moan that his conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your disposal your lawyer should deliver the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also confirm that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion requirements just for conveyancing in Swanage.
Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Darlington Building Society conveyancing panel for example in Swanage?
We would not expect to be advised of any intention on the part of the BSA to develop such a register.
I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Swanage for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Swanage conveyancing specialists.
I opted to have a survey done on a house in Swanage prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will refuse to grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Swanage. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swanage to see if the conveyancing costs will increase in light of this.