Is the fact that my conveyancer in Abergavenny is not on my bank's solicitor panel that there is a problem with the standard of her work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible 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 top 5 reasons are as follows: (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 contact the Abergavenny conveyancing firm and ask them why they are no longer on the approved list for your bank.
Please help. My Abergavenny conveyancer is assuring me that he has toconduct Abergavenny conveyancing searches becausethe firm are on the Santanderconveyancing panel. Is my lawyer correct?
You have limited options available to you. Given that you are taking out a loan with a bank your conveyancing practitioner 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 lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Abergavenny conveyancing searches.
We are planning to acquire a flat and require a conveyancing solicitor in Abergavenny who is on the Aldermore conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Abergavenny.
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Abergavenny?
You should check but the chances are that give you one of their panel solicitors where you accept the "fee-free" offer. Contact the mortgage company and check if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Abergavenny.
What is the difference between a licensed conveyancer and conveyancing solicitor in Abergavenny
There are many registered licenced Conveyancers in Abergavenny and Solicitor firms in Abergavenny who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal aspects of transferring property. The two can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
When it comes to mortgage companies such as Leeds Building Society, do Abergavenny conveyancers have to pay a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Completion of my remortgage has taken place for my property in Abergavenny. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Various online forums that I have frequented warn that are the number one reason for obstruction in Abergavenny house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Abergavenny.