I am getting a offer of a home loan from Nat West. I would like to enlist the help of a Licensed Conveyancer in Torquay. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I had intended to instruct a property lawyer in Torquay for our house purchase. Our broker has since advised us that our mortgage company Lloyds TSB Bank won't deal with them. Surely this is unfair competition?
Banks tend to restrict either the category or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the type of firm, a few lenders have limited the amount of solicitor practices they allow to represent them. Be aware that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there are differing opinions concerning the level of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Torquay only carry out a couple conveyances per annum.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Torquay?
There are two types of lawyers who can conduct conveyancing in Torquay namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the disposal or acquisition of property. They are both obliged to carry out Torquay conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that the requirements and procedures will be suitably attended to.
Intending to buy a flat in Torquay. 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 Nationwide 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 Torquay lawyer is on the Nationwide conveyancing panel.
At last I have had an offer on a flat in Torquay accepted, but there is a chain. The owners have put an offer on a property, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Torquay. What should be my next step? At what point should I apply for the mortgage with Santander?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Torquay conveyancing search fees, etc). The first course of action is to ensure that your property lawyer is on the Santander conveyancing panel. As to the next steps this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. In a hot market some purchasers will apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Torquay.
I used Stirling Law several years past for my conveyancing in Torquay. Now, I need the documents however the law firm is no longer operating. 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 Torquay 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.
I opted to have a survey completed on a house in Torquay ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies may not give a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you contact us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Torquay. Conveyancing may be slightly more expensive based on your lender's requirements.
How simple is it to change solicitor as I have to choose a firm on the Nottingham Building Society conveyancing list. I had appointed a local conveyancing solicitor in Torquay round the corner but he is not approved by Nottingham Building Society
We will our best to assist in finding you a conveyancing solicitor in Torquay on the Nottingham Building Society panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Torquay. In making use of the find a conveyancing solicitor tool on this page, you can scrutinise costs for conveyancing solicitors in Torquay and beyond.