I am progressing with the sale of my house in Attleborough and the estate agent has just called to say that the buyers are switching property lawyer. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. On what basis would a leading mortgage company only work with specific law firms rather the firm that they want to appoint for their conveyancing in Attleborough ?
UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. 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. Some 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 unlikely to have any sway in the decision.
My wife and I are purchasing a apartment in Attleborough. I might seem paranoid but how we can trust a solicitor? At some point we have to put money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Can I be sure that the Attleborough conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Attleborough getting recommendations is a good starting point. 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 recommend that you speak with the lawyer conducting your conveyancing.
I have decided to exercise my right to buy my property in Attleborough off the council. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I purchased my house on 14 August and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Attleborough said it should be formalised in a couple of weeks. Are transfers in Attleborough uniquely lengthy to register?
As far as conveyancing in Attleborough registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry must send notices to any interested parties. As of today approximately three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration takes place once the new owner has moved in to the premises so post completion formalities is not always top priority yet if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
I was recommended by a couple of local selling agents in Attleborough to select a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to recommend your services ahead of another?
We refuse to give any referral fee for directing people our way. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
We're novice buyers - had an offer accepted, but the agent has warned us that the seller will only go ahead if we instruct the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Attleborough
We suspect that the seller is unaware of this request. Should the owner desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your preferred Attleborough conveyancing solicitors - not the ones that will give the negotiator at the agency a referral fee or hit his conveyancing figures demanded by senior management.
My aim is to acquire a ground floor maisonette in Attleborough. Conveyancing solicitor has been waiting for, from the seller, building insurance schedule. I was told today I was advised that the seller must send the insurance documents for the flat above in addition. Why would my conveyancing practitioner want to review the insurance for the other flat? Is it strictly necessary? We have been waiting for the previous month…
It is not unheard of in leasehold conveyancing in Attleborough to find Conveyancing in Attleborough in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats rather than the freeholder insuring the complete property - which is clearly preferable. Do contact your conveyancer but it would seem that your lawyer is attempting to establish that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated due to lack of insurance cover.