I am not in a position to travel far from Thames View. I would like to know the reason why all Thames View lawyers aren't included on all lender panels?
A decade ago most lenders exhibited an attitude to risk which is different from today. The FSA in 2010 conducted a thematic review into mortgage fraud which in summary warned lenders: know the conveyancers on your panel. Consequently, lenders have since looked to extract more information from law firms concerning their processes and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have been excluded from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum volume of transactions the mortgage companies insisted on.
My wife and I are getting closer to an exchange on a house in Thames View and my mum and dad have sent the ten percent deposit to my property lawyer. I am now advised that as the deposit has been received from someone other than me my lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the lender about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancing practitioner is legally required to clarify with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
We note that you have a search directory identifying solicitors on the Principality conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Thames View?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Thames View.
We're in Thames View, FTBs buying with a mortgage (lender is Clydesdale , and our solicitor is on the Clydesdale conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Please help - my lawyer says that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Thames View conveyancing?
The right level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Is there a list of Leeds Building Society panel conveyancers in Thames View on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings visible online. Where you are looking for a Thames View property lawyer on the Leeds Building Society please make the most of our facility.
Is it the case that all Thames View solicitors on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.
I used Stirling Law several years ago for my conveyancing in Thames View. Now, I need the files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Thames View 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.