Me and my partner are purchasing a 2 bedroom apartment in Wincanton with a mortgage. We would like to retain our Wincanton solicitor, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Wincanton lawyer as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; can we not demand that the mortgage company use our Wincanton property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Wincanton conveyancing solicitor to apply to be on the conveyancing panel.
I am helping my aunt sell her flat in Wincanton. Will the conveyancing solicitor order the energy performance certificate or it is for me to see to?
Following the abolition of HIPs, EPC’s was retained a required component of selling a property. An energy performance certificate should be to hand before the property is put on the market. This is not something that solicitors ordinarily arrange. Where you are using a Wincanton conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with reputable Wincanton energy assessors
Completion of my remortgage has taken place for my property in Wincanton. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I was told two weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Wincanton is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
3 months have elapsed since my purchase conveyancing in Wincanton concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How simple is it to transfer to a new firm as I have to retain a firm on the Bank of Ireland conveyancing panel. I was using a local conveyancing solicitor in Wincanton five minutes from me but the firm is not approved by Bank of Ireland
It would be our pleasure to assist you select a conveyancing solicitor in Wincanton on the Bank of Ireland panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Wincanton. In making use of the find a conveyancing solicitor tool on this site, you can scrutinise fees for conveyancing solicitors in Wincanton and throughout England and Wales.
I am looking for a conveyancing solicitor in Wincanton for my sale. Is there any facility to check a firm’s complaints history with the legal regulator?
Anyone can find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.
Me and my wife are about to complete on the purchase a house in Wincanton but as a consequence of wreckage from the recent storms I have agreed recompense from the current proprietors of £3k taking the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process however the mortgage company will not permit this. Why were they involved?
Any conveyancer that is on the lender approved list is duty bound to advise the lender of any variations to the sale figure. In the event that you did not allow your solicitor to notify the price change to your lender then they would have no choice but to disinstructing themselves from representing you and the lender.