I am in the process of selling my home in Pencader and the estate agent has just called to say that the purchasers are switching property lawyer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a major mortgage company only deal with certain solicitors rather the firm that they want to appoint for their conveyancing in Pencader ?
Banks have always had an approved set of law firms that can represent them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks justify this action to a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
Can the conveyancing solicitors via your comparison service perform conveyancing in Pencader by way of an attended exchange?
We do have a number of conveyancing experts who can conduct attended exchanges. You should call us to secure a costs illustration and details as to availability.
My mortgage company has suggested solicitors on their panel based in Pencader but I would rather use a conveyancing lawyer in Pencader local to me. Can you assist?
Far from all Pencader conveyancing solicitors are on all lender’s conveyancing panel. Use the above find an approved solicitor tool to choose a Pencader conveyancing conveyancer on the on the lender panel.
Can I be sure that the Pencader conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Pencader getting 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 which is cheap as chips. We would always advise that you speak with the lawyer conducting your transaction.
I had a mortgage agreed in principle with Coventry BS. Pencader conveyancing lawyers have been chosen. How long does it take for Coventry BS to forward the offer to the solicitor?
There is no definitive answer here. Have Coventry BS completed the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being a right pain. The Pencader solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Pencader is the location of the property. Can you offer any assistance?
Flying freeholds in Pencader are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pencader you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pencader may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am thinking of appointing a conveyancing solicitor in Pencader for my house move. Is it possible to see a firm’s complaints history with the profession’s regulator?
One can find presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.