Just been in touch with my conveyancing solicitor in Upper Norwood who acted for me two years ago requesting a conveyancing estimate based on the same type of home move (a leasehold residence and a freehold property) of almost identical values with a loan from The Royal Bank of Scotland. It looks as though am now being charged twice the amount. Stick with what I know or do I try and find a cheaper internet firm of conveyancing solicitor?
The costs illustration is fractionally on the steep side. If you shop around you may be able to trim some of the expense by say £100 plus VAT. On the other hand, providing that you were pleased with the conveyancing the firm gave you couldcome to rue opting for an an untested conveyancer. If is important to be sure that the conveyancer can act for The Royal Bank of Scotland. Do utilise our search tool to find a Upper Norwood conveyancing firm on the The Royal Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Upper Norwood.
I had intended to instruct a conveyancing solicitor in Upper Norwood for our house purchase. Our broker informed us that our bank Santander won't deal with them. Why is this not regarded as unfair competition?
Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Upper Norwood conveyancing firms would have been on many lender panels. The FSA in 2010 conducted a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms about their operations and their employees and set certain criteria such a completing on a minimum amount of conveyancing. Many Upper Norwood conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Upper Norwood is amongst the hundreds of locations where the lawyers we recommend are are approved Santander.
Is it the case that all Upper Norwood solicitors on the TSB conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
After much negotiation I have agreed a price on an apartment in Upper Norwood. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £225. A few days later, the lawyer called me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told four weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Upper Norwood is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
What can a local search inform me about the property we're buying in Upper Norwood?
Upper Norwood conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Upper Norwood conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I have been advised by a number of property agents in Upper Norwood to choose a solicitor using your seach tool. Is there a financial upside for Estate Agents to offer your site rather than a competitor’s?
We don’t offer any financial incentive for directing people our way. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
What is the distinction between surveying and conveyancing in Upper Norwood?
Conveyancing - in Upper Norwood or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to remedy the problems before you complete your move.