Am I correct in assuming that the fact that my conveyancer in Thame is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters 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. Where you are concerned you should simply call the Thame conveyancing practice and ask them why they are no longer on the approved list for your bank.
As someone with no idea as to the Thame conveyancing process what’s your top tip you can give me concerning the ownership transfer in Thame
Not many law firms or advisers will tell you this but conveyancing in Thame and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the legal transfer of property. For instance, the seller, estate agent and on occasion your bank. Appointing a lawyer for your conveyancing in Thame should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to look after your legal interests and to protect you.
There is a definite emergence in the "blame" culture- someone must be blamed for the process being so protracted. We recommend that you should always trust your conveyancer ahead of the other players when it comes to the legal assignment of property.
We are planning to buy with Melton Mowbray Building Society. I popped in a few local firms yet am struggling to find a Thame conveyancing firm on the Melton Mowbray Building Society panel. Can you assist?
Please do take advantage of the search tool on this site. Please choose the mortgage company and type Thame or your location and you will see a number of lawyer based in Thame or nearest you.
When it comes to lenders such as Yorkshire BS, do Thame conveyancers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am expecting a OIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Thame solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Thame solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Planning on purchasing a apartment in Thame. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Thame property lawyer is on the RBS conveyancing panel.
Due to the encouragement of my in-laws I had a survey completed on a house in Thame ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some banks tend not grant a mortgage on such a house.
It varies from the lender to lender. Santander has different requirements from Halifax. If you call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Thame. Conveyancing will be smoother if you use a solicitor in Thame especially if they are acquainted with such properties in Thame.
My brother-in-law has suggested I instruct a conveyancing solicitor in Thame. I I would like to check if they are listed on the lender's approved list of lawyers. Can you or the bank confirm if they are on the panel?
It’s a good idea contact your solicitor to enquire if they are on the lender's panel. Alternatively please call us and we can make some checks for you. If they are not on the conveyancing panel we can certainly arrange a reputable conveyancing solicitor in Thame on the approved list for your lender.