The Tadley conveyancing firm handling our Tadley conveyancing has discovered a discrepancy between the information in the home valuation report and what is revealed within the legal papers for the property. My solicitor says that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
It is a dozen years since I acquired my house in Tadley. Conveyancing solicitors have just been appointed on the sale but I am unable to locate the deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be retained by the lender or they may still be with the solicitor who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Tadley relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Our bank has suggested a law firm on their panel based in Tadley but I would rather instruct a conveyancing lawyer in Tadley local to me. Can you assist?
Far from all Tadley conveyancing firms are approved and listed on all lender’s conveyancing panel. Use the above find an approved solicitor tool to find a Tadley conveyancing firm on the on the mortgage company panel.
is it true that all Tadley solicitors on the Barclays conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
We had instructed solicitors with offices in Tadley on the UBS solicitor approved list. They are now charging me an additional amount for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. The fee is not dictated by UBS but by your Tadley conveyancing practitioner. Plenty of firms on the UBS panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
After shopping around on the internet I have found a Tadley lawyer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Tadley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I used Wolstenholmes several years past for my conveyancing in Tadley. Now, I need the files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tadley of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am Googling for Tadley competitive conveyancing fees. Can I be confident that all the Tadley law firms that are identified on your website are on the mortgage company conveyancing panel?
The law firms listed on our site have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the bank panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Tadley conveyancing solicitor being on the lender conveyancing panel is incorrect.