Am I correct in assuming that the fact that my solicitor in Tibshelf is not on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor 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 simply call the Tibshelf conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
At what point does exchange of contracts happen for domestic conveyancing in Tibshelf and am I required to attend the solicitors branch?
If you are in close proximity to one of the conveyancing solicitors in Tibshelf you are welcome to come in to sign contracts. That being said, the firms we recommend supply countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you electronically. The signing of the sale agreement is not the point of no return. A signed contract is just a prerequisite for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Tibshelf)to be in the office at the appropriate time.
We are hoping to buy a 3 bedroom apartment in Tibshelf with a loan from Santander.We like our Tibshelf conveyancing practitioner but Santander says he's not on their approved list of member firms. we are left little option but to use a Santander panel solicitor or retain our local solicitor and fork out for a Santander panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Santander use our lawyer?
Unfortunately,no. The loan offered to you contains various provisions, one of which will be that solicitors will be on the Santander solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Santander
Do I need to pay for insurance to cover chancel repairs when buying a house in Tibshelf?
Unless a previous purchase of the premises took place post 12 October 2013 you can take it that lawyers delivering conveyancing in Tibshelf to continue to advocate a chancel search and or insurance against a claim.
I used Wolstenholmes several years ago for my conveyancing in Tibshelf. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Tibshelf of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are 3 weeks into a freehold purchase having been directed to conveyancers by the local agent to handle our conveyancing in Tibshelf. I am am starting to be frustrated with the quality of service. Could you you assist me in finding new lawyers?
A solicitor would have to be very poor to suggest replacing them. Has your loan offer been generated? If so you must advise them of the new contact details and ensure the mortgage documents are re-sent. The solicitor ideally should be on the banks approved list to avoid added costs and frustration. So that should be your first question of the new conveyancers. Our find a solicitor tool will help you find a bank approved lawyer for your home move in Tibshelf