Am I correct in assuming that the fact that my solicitor in Taverham is not on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Taverham conveyancing firm and enquire why they are no longer on the approved list for your lender.
How do I discover of the solicitor handling my conveyancing in Taverham is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus spending £175.00 in additional legal charges.
You should make use of the search tool on this site. Pick the mortgage company and type ‘Taverham’ or your location and you will discover a number of lawyer based in Taverham or near you.
My wife and I are purchasing a flat in Taverham. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send money into their account. What is the protection we have from them run away with our deposit?
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.
When it comes to mortgage companies such as Coventry BS, do Taverham property lawyers incur a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
is it true that all Taverham solicitor practices on the Coventry BS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
How does conveyancing in Taverham differ for newly converted properties?
Most buyers of new build premises in Taverham approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Taverham tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Taverham or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Taverham before appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies tend not issue a mortgage on such a property.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Taverham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Taverham to see if the conveyancing costs will increase in light of this.
I am looking for a conveyancing practitioner in Taverham for my remortgage. Is there any facility to check a firm’s record with the profession’s regulator?
Members of the public can find documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may monitor call for training purposes.