Am I correct in assuming that the fact that my conveyancer in Woodbury is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Where you are concerned you should simply call the Woodbury conveyancing practice and enquire why they are no longer on the approved list for your lender.
My Woodbury lawyer has discovered an inconsistency between the information in the valuation survey and what is in the title deeds. My solicitor says that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Can I be sure that the Woodbury conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Woodbury obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.
I have decided to exercise my right to buy my property in Woodbury off the council. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
The formalities of my remortgage has taken place for my property in Woodbury. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases 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 with full details of your complaint.
Am I right to be wary about brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Woodbury conveyancing practice?
As with many professional services, often suggestions from connections can be most helpful. But there are numerous people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend conveyancers to appoint. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You have the discretion to appoint your own conveyancer. However, bear in mind that the majority of lenders operate an approved list of solicitors you have to use for the lender aspect of your conveyancing.
I need to find a conveyancing solicitor for remortgage conveyancing in Woodbury. I have discover a site which seems to have the perfect solution If there is a chance to get all formalities done via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Why can I not complete my conveyancing in Woodbury on a bank holiday?
This is due to the fact that on completion the purchase price will be transferred electronically between the banks of the purchaser and owner’s lawyer and currently this can only take place on a business day. It is not possible to complete on a saturday or sunday either.