I am one month into the sale of my apartment in Wotton under Edge and the estate agent has just called to say that the buyers are swapping conveyancer. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a major mortgage company only deal with certain law firms rather the firm that they want to select for their conveyancing in Wotton under Edge ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Banks blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
We are nearing an exchange on a flat in Wotton under Edge and my parents have sent the ten percent deposit to my conveyancer. I am now told that as the deposit has not arrived from me my property lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I informed the lender about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The solicitor is obliged to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Are the BSA intent on creating a searchable register to to identify practices on the Melton Mowbray Building Society conveyancing panel for instance in Wotton under Edge?
Lexsure has not been advised of any intention on the part of the BSA to develop such a search facility.
Should commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Wotton under Edge?
Its becoming the norm that commercial conveyancing solicitors in Wotton under Edge will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Wotton under Edge. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wotton under Edge.
For each commercial conveyancing transaction in Wotton under Edge it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Wotton under Edge commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Wotton under Edge.
Have purchased a a semi-detached house in Wotton under Edge , how long will it take for the Land Registry to record my ownership? My Wotton under Edge conveyancing solicitor has been painfully slow, so I want to be sure the land registry aspects are addressed.
There is nothing unique when it comes to conveyancing in Wotton under Edge registration formalities. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry have to notify any interested parties. Currently in the region of 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration occurs after the buyer is living at the premises therefore 'speed' is not usually top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.
What is different about your site and alternative online quote calculators when it comes to conveyancing in Wotton under Edge?
At this site receive a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Wotton under Edge. As opposed to estate agents and brokerage sites we do not operate referral deals with solicitors. Many agents and online brokers 'recommend' the firm paying the highest kickback, not the best value conveyancing in Wotton under Edge