I am in the process of selling my house in Abercynon and the estate agent has just called to say that the buyers are switching solicitor. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. Why would a leading mortgage company only engage with certain lawyers rather the firm that they want to select for their conveyancing in Abercynon ?
UK lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened 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 hearing daily from firms 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. The purchasers are not going to have any sway in the decision.
Please help. My Abercynon lawyer is assuring me that she is duty bound toapply for Abercynon conveyancing searches resulting from the fact thatthe firm are on the HSBCconveyancing panel. Is this really necessary?
You have limited options available to you. As you are obtaining a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Abercynon conveyancing searches.
Having sold my house in Abercynon last June yet the purchaser is e-mailing every few hours complaining that their lawyer needs to hear from mysolicitor. What are the post completion sale formalities now that I have sold?
After completion of your disposal your lawyer is committed to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Where appropriate, your lawyer must also send confirmation that the home loan has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks specific conveyancing in Abercynon.
My stepmother pointed out to me me that in purchasing a property in Abercynon there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of a number of properties in Abercynon which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Abercynon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Skipton for my property in Abercynon. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
Skipton must be informed of your intention in advance of letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel lawyer.
The formalities of my purchase has taken place for my property in Abercynon. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel 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 used Arc property Solicitors several years ago for my conveyancing in Abercynon. Now, I need the files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Abercynon of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am thinking of appointing a conveyancing practitioner in Abercynon for my sale. Is it possible to see a solicitor's record with the legal regulator?
Members of the public can review documented Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor call for training reasons.