I am one month into the sale of my house in Admaston and the EA has just e-mailed to say that the purchasers are switching property lawyer. The excuse is that the bank will only engage with solicitors on their approved list. Why would a big named lender only deal with certain law firms rather the firm that they want to select to handle their conveyancing in Admaston ?
Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal 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. 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. The purchasers are unlikely to have any sway in the decision.
What is the first thing I need to know regarding purchase conveyancing in Admaston?
Not many law firms shout this from the rooftops but conveyancing in Admaston or throughout Shropshire is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for friction between you and other parties involved in the legal transfer of property. For example, the seller, selling agent and even potentially your lender. Selecting a solicitor for your conveyancing in Admaston should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose interest is to look after your best interests and to keep you safe.
There is a worrying creep in the "blame" culture- someone must be at fault for the process taking so long. We recommend that you must always trust your conveyancer above the other players in the home moving process.
My brother-in-law has suggested I instruct a conveyancing solicitor in Admaston. I need to find out whether they are on the Barclays Direct approved list of lawyers. Can you help?
The first thing you should do is e-mail your conveyancer and enquire whether they are on the lender panel. Alternatively please get in touch with Barclays Direct who may be able to confirm.
I am helping my aunt sell her flat in Admaston. Does the solicitor arrange an energy assessment or do I organise this?
After the abolition of Home Packs, energy performance certificates became a required component of moving house. An EPC needs to be to hand in advance of the property being put on the market. This is not something that law firms ordinarily arrange. If you are using a Admaston conveyancing lawyer they may help arrange energy performance certificates given their relationships with long established local providers
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a garden flat in Admaston. Do I collect the keys to the premises on completion from my lawyer? If so, I will find a local conveyancing solicitor in Admaston?
On the day of completion you do not need to go to the conveyancers office in Admaston. Your solicitors will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be called to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Admaston solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Admaston surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I used Action Conveyancing a few years past for my conveyancing in Admaston. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Admaston 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.
My husband and I are new to the buying process - had an offer accepted, but the selling agent has warned us that the owners will only go ahead if we use their chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Admaston
It is highly unlikely the vendors are driving this. If they want ‘a quick sale', turning down a serious buyer is going to damage their objectives. Contact the sellers directly and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Admaston conveyancing firm - not the ones that will give their estate agent a introducer fee or meet his conveyancing figures set by senior management.